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HomeMy WebLinkAboutagenda.hpc.20120613ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING JUNE 13, 2012 — 5:00 P.M. CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO SITE VISITS- PLEASE VISIT ALL SITES ON YOUR OWN INTRODUCTION (15 minutes) A. Roll call /Introduce new members B. Approval of minutes C. Public Comments D. Commission member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring C. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items OLIN BUSINESS A. 610 E. Hyman Avenue- AspenModern Negotiation for Voluntary Landmark Designation, Conceptual Major Development, Conceptual Commercial Design Review, Special Review For Utility /Trash/Recycling Area, Continue to October 10, 2012 W NEW BUSINESS (Next Resolution will be #13) A. 315 East Main Street — Minor review and Variance, PUBLIC HEARING (20 minutes) B. 320 W. Hallam Street- Minor review, PUBLIC HEARING (40 minutes) C. 623 E. Hopkins Avenue- Conceptual Major Development and Commercial Design Review, Demolition and On -Site Relocation (1 hour, 15 minutes) WORKSESSIONS A. None ADJOURN 7:30 p.m. Provide proof of legal notice (affidavit of notice for PH) Staff presentation Applicant presentation Board questions and clarifications Public comments (close public comment portion of hearing) Chairperson identified the issues to be discussed Applicant rebuttal (comments) Motion Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting. of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. PROJECT MONITORING- Projects in bold are currently under construction. Ann Mullins Jamie Brewster McLeod Boomerang 604 W. Main Lift One 316 E. Hopkins 610 W. Hallam - light Fox Crossing AspenCore 217 E. Bleeker 630 E. Hyman 518 W. Main 1102 Waters 205 S. Spring 302 E. Hopkins Jay Maytin' 920 W. Hallam 518 W. Main 28 Smuggler Grove Red Butte Cemetery Lift One 205 S. Spring 320 Lake Nora Berko 28 Smuggler Grove 1102 Waters 332 W. Main Willis Pember 508 E. Cooper 202/208 E. Main AspenCore Wcity \planning\hpc project monitoring\PROJECT MONITORING.doc 6/6/2012 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Chris Bendon, Community Development Directo JVV) RE: 315 E. Main Street (Aspen Emporium and Flying Circus) Minor Development and Variance, Public Hearing DATE: June 13, 2012 SUMMARY. The Aspen Emporium and Flying Circus is a new business located at 315 East Main Street, adjacent to the Miners Building. The structure is a 19"' century Victorian residential building which has housed commercial uses, most recently Jill's Carpet. The property is located in the Commercial Core Historic District. The applicant is requesting HPC approval of two actions. The Emporium is requesting to mount a "blade" sign on the northwest corner of the building. The sign bracket would be mounted either to the corner trim or to the window casing. Staff prefers mounting the sign to the corner board. The new sign would hang from this new bracket. The sign meets all other city requirements. (The top picture shows the sign bracket and the window casement location. The second picture shows the corner board location and the maximum permitted size. The actual sign is smaller than shown.) The applicant's second request is the continue using the mounting hardware on an existing sign post in their front yard. The City's sign regulations have changed since the Jill's Carpet sign was originally installed - free- standing signs may now be only 6 -feet in height. A variance is requested to continue this sign height. The Emporium sign is currently hanging on the existing hardware in the location requested. The sign meets all other city requirements. (The third picture shows the sign in its preferred location. The white .foam board shows the new code location. The post and top bar would remain.) STAFF RECOMMENDATION: The blade sign is typical practice and is very similar to the blade sign mounted to the adjacent Victorian (Alderfer's Antiques). Staff does recommend mounting the sign to the corner board. The variance request is to continue using a sign location that has been in place for many years. The request does not expand the current situation and is a reasonable request given the existing mounting bracket. Staff is recommending approval of both requests. P1 6s '� =z; 1 P2 APPLICANT: Miners Real Estate, LLC, owner. Represented by Shae Singer and Shirley Tipton, tenants and store owners. PARCEL ID: 2737 - 073 -29 -002 ADDRESS: 315 E. Main Street, Lots C, D, E and eastern half of B, Block 80 City and Townsite of Aspen. ZONING: MU, Mixed Use MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Staff Response: The relevant Design Guidelines are as follows: 14.25 Locate signs to be subordinate to the building design. • Signs should not obscure historic building details. • Small scale signs, mounted on the building, are encouraged. • Free - standing signs should not be so large as to obscure the patterns of front facades and yards. Neither sign is expected to obscure building details. The yard sign is taller than permitted, -but continues a condition that has existed for many years. (Also see variance criteria.) 14.26 Sign materials should be similar to those used historically. • Painted wood and metal are appropriate. • Plastic and highly reflective materials are inappropriate. Both signs are painted metal 14.27 Use signs to relate to other buildings on the street and to emphasize architectural features. • Position signs to emphasize established architectural elements. It is best to mount signs so they fit within "frames" created by components of the facade design. • Pay particular attention to placing new signs on existing buildings when renovating. The signs should not obscure existing details. 2 21 The blade sign does not fit within an architectural frame of the fagade as it is perpendicular to the faVade. The blade sign does not obscure existing details, especially ij mounted to the corner location. 14.28 Pictographic symbols are encouraged on signs. ❑ These add visual interest to the street. The signs are visually attractive and meet this guideline. 14.29 Illuminate a sign such that it complements the overall composition of the site. ❑ If signs are to be illuminated, use external sources. Light sources should be placed close to, and directed onto, the sign and shielded to minimize glare into the street or onto adjacent properties, and shall be very low wattage. If possible, integrate the lights into the sign bracket. Illumination is not proposed. Staff believes these guidelines are met. Overall, the lettering and placement of signage is an enhancement to the downtown character and the blade sign is expected to also contribute. Staff does prefer the blade sign be mounted to the corner board. This location is physically stronger and a more typical location for a blade sign on a commercial Victorian building. VARIANCE — Yard Sign Height In order to authorize a variance from the dimensional requirements of Title 26, the appropriate decision - making body shall make a finding that the following three (3) circumstances exist: (26.314.040.A — Variances, Standards applicable to variances.) 1. The grant of variance will be generally consistent with the purposes, goals, objectives and policies of this Title and the Municipal Code; and Staff Response — The purpose of the City's land use code is very general. It does, however, speak to the legitimate rights and reasonable expectations of property owners. Staff believes a reasonable expectation is that the old sign (Jill's) could be replaced by the new sign (Emporium) in the same location. The purpose of the sign code is also general, but does speak to signs enhancing the attractiveness, allowing for the economic well -being of the city, and being compatible with their surroundings. Given the minimal nature of the variance request and the long - standing condition that the application seeks to continue, staff believes this variance is generally consistent with the purposes, goals and objectives of the land use code. Staff believes. this criterion is met. 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and 3 P4 Staff Response — Staff believes reasonable use of the property exists with or without the variance. Staff also believes the existing structure (the sign pole) can be used with a lower sign placement. However, the sign pole and top bar would remain making for an odd - looking arrangement. Staff does believe that use of the existing mounting hardware is a better solution and represents a minimal variance to achieve reasonable use of the structure. 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district and would cause the applicant unnecessary hardship, as distinguished from mere inconvenience. In determining whether an applicant's rights would be deprived, the Board shall consider whether either of the following conditions apply: a. There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or. buildings in the same zone district and which do not result from the actions of the applicant; or Staff Response — The site typical of many sites in the Commercial Core Zone District. The sign pole is unique but could likely be altered to comply with today's sign height regulations. The owner is reluctant to alter the sign pole which could result in an odd - looking situation where the sign hangs significantly lower than the existing bracket. Staff does believe this is a unique situation and believes this criterion is met. b. Granting the variance will not confer upon the applicant any special privilege denied the terms of this Title and the Municipal Code to other parcels, buildings or structures, in the same zone district. Staff Response — Receipt of a height variance for this sign to continue in its present location will merely allow continuation of a condition that has existed for many years. Many properties are permitted to continue legally- established non - conforming dimensions. The size, style, location, etc. of all other signs will continue to be regulated by the City's sign code and staff does not believe granting of this variance will confer special rights to this applicant. Staff believes this criterion is met. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC approve both requests. Staff recommends the blade sign be mounted to the corner board location, not the window casing. Exhibits: Resolution #_, Series of 2012 A. Application S P5 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING MINOR DEVELOPMENT FOR 315 E. MAIN STREET, LOTS C, D, E, AND THE EASTERN HALF OF LOT B, BLOCK 80, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #_, SERIES OF 2012 PARCEL ID: 2737- 073 -29 -002 WHEREAS, the applicant, Miners Real Estate, LLC, owner, represented by Shae Singer and Shirley Tipton, tenants and store owners (Aspen Emporium and Flying Circus), has requested Minor Development approval to install a blade sign and a Height Variance to permit a new freestanding sign to use an existing stanchion and bracket. The property is known as 315 East Main Street, is a designated historic landmark, and is located in the Commercial Core Historic District; and, WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and, WHEREAS, for Minor Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.0 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to snake a decision to approve or deny; and, WHEREAS, Section 26.314 of the Municipal Code allows the Historic Preservation Commission to consider the granting of variances to dimensional requirements, when consolidated with another HPC review process. Said Section also establishes criteria for the granting of variances; and, WHEREAS, Chris Bendon, in his staff report dated June 13, 2012, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines would be met with project revisions; and, WHEREAS, during a duly noticed public hearing on June 13, 2012, the Historic Preservation Commission considered the application, found the application was consistent with the applicable review standards and approved the application by a vote of _ to _, with conditions. HPC Resolution No. , Series of 2012 315 E. Main Street Page 1 of 2 .. NOW, THEREFORE, BE IT RESOLVED: That the Aspen Historic Preservation Commission hereby approves Minor Development and a Height Variance regarding signage for the property located at 315 E. Main Street with the following condition: 1. The blade sign be mounted to the corner board of the building (not the window casing). APPROVED BY THE COMMISSION at its regular meeting on the 13th day of June, 2012. Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk Ann Mullins, Chair HPC Resolution No. , Series.of 2012 315 E. Main Street Page 2 of 2 City of Aspen 130 South Galena Street Aspen, Colorado 81611 Trfr. Cmr oF Af+'f.N Phone (970) 920 -5090 Fax (970) 920 -5440 Y14 6&6 +,,- A ITY ..r • Sign Permit Busin s Name an�d/Ljoc�ation: J� % Parcel ID (call 920 -5160) Best on a t Name /Phone /Cell Phone /E -mail -5-qtl elm 37,71-7640- Bus, ss Owner: ddress Phone No E -mail A-n ITA �5' i/1 r^ :� h i ri eY - r' Property Own r /HO /� f /I Phone No. Alternate Phone No. If-mail L /1iT C L ��lF r ✓��� IV �i flt'�N (�fycCN.I,i1(L Business Type: ➢CI Retail /Restaurant ❑ Office ❑ Residential ❑ Arts, Cultural, Civic, Academic ❑ Recreational Q Lodge Number of existing signs and typEWall signs: _ Projecting/Blade signs: _ Awning signs: _ Freestanding Signs: _ Window signs: _ Other: Number of proposed signs and type: Wall signs: -L Projecting/Blade signs: 4 Awning signs: _ Freestanding Signs:_ Window signs: Other: /� /1 Q N v Material of prop sed signs: Will the sign(s) be illuminated? Do you anticipate using a sandwich board sign? jYes no yes no / _ wee K )ejl r 1 Hth. nit review, please submit g material: F I ❑ Horizontal length of all business frontages ❑ Dimensions of all proposed signage for the business ❑ Location of proposed signage ❑ Dimensions of all existing signage for the business El If illuminated, show the proposed lighting Metter of approval from the property owner /HOA ❑ For sandwich board, show location F1 description of how sign(s) will be mounted to building hereby certify that I have read and examined this application and know the same to be true and correct. All provisions of laws and ordinances governing this type of work will be complied with whether specified herein or not. The granting of a permit does not presume to give authority to violate or cancel the provisions of any other state or local law regulating construction or the performance of construction. It is : responsibility to review the approved plans and any comments that are contained thereon and see that the structure and/or project is built in compliance with all applicable codes. Contra o S" ature Print Name Date OLLEEM VV .'Pip-u° q ' 20 u{ usin s 0 er gnature, l Print NaT5,, Date FOR CITY USE ONLY Zone District: / l pproved location for sandwich board sign: ❑ ❑ no Historic Prope ty? HPC Certificate of Appropriateness Jyes ❑ ❑ ❑ ❑ N/A Application Accepted by: S yes no yes no APPROVALS Authorized by: Date Comments: -,;D r—r 15 �JQ Date r" w irvDow oning �tc� S`tiNOl/JGy S {�f✓= S_ . I v T7i-L C.J PC Permit received by: gu�—oe 9 161 l = 4�,A �'�- W'-�O' ���- Ci- Q1f►rDL✓IG({ i`� /� `LL /nom L ngineering Date: Q� I,JV A- U-0f.v4-4 f 9e>000-1 (3J7IV .S!(„fd /11) Parks Recei ts: � P.A. � ID /2D til � •—/T m- $2i \ / Parcel Detail P8 Page 1 of 2 Pitkin County Assessor Parcel Detail Information Assessor Property Search I Assessor Subset Query I Assessor Sales Search Clerk & Recorder Reception Search I Treasurer Tax Search Search Basic Building Characteristics I Value Summary Parcel Detail I Value Detail I Sales Detail I Residential /Commercial Improvement Detail Owner Detail I Land Detail I Photographs Tax Area Account Number ber 2011 Mill Levy 001 ROOO:4:2:3= 273707329002 31.653 Primary Owner Name and Address MINERS REAL ESTATE LLC PO BOX 1365 ASPEN, CO 81612 !� Additional Owner Detail Legal Description Subdivision: CITY AND TOWNSITE OF ASPEN Block: 80 Lot: C AND:- Lot: D AND E HALF OF B. Location Physical Address: 309 E MAIN ST ASPEN Subdivision• ' CITY AND TOWNSITE OF ASPEN Land Acres: 0.000 Land Sq Ft: 7,500 2012 Property Value Summary Actual Value Assessed Value Land: 1 2,671,900 774,850 Impro=vements 50,900 E 14,760 http: / /www.pitkinassessor.org/ assessor /parcel .asp ?AccountNumber= R000423 5/21/2012 4- ILA .A PPP' CA YaLb c (4t o Y) aam I OFF Wl' Is P9 ct- c4i (1Morova I 40kyl Laild lo-4 �7 -m i � -4- CY22q — 2o I I —,A C-6 R- eo 'I)oi Plo FRONT WINDOW IN LIVING ROOM pisPEx's 1VI45�' u JHIQUE RET.�IL EXPERIENCE tv c ow — L Oul . 'a 211,75i, Lei, 2,5 (1) FT P11 F, iv E[) 302012 CITY OF ASPEN 00MMUNITY i3E1,'ELOPkfENT 01ZGARIC FARWSTA14*D or" ml "19I)AI -Black S�fl Cn sag t 0 ND C6tcuV P12 EMPORIUM & [[Yl N G CIRCUS �F vob S(r 5 -1 s 000 i�ro- v' r MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Scott Dolleck, Historic Preservation Intern THRU: Amy Guthrie, Historic Preservation Officer RE: 320 W. Hallam Street- Minor Development, Public Hearing DATE: June -13, 2012 SUMMARY: The applicant requests minor changes to the addition on a Victorian house. STAFF RECOMMENDATION: Staff recommends that the project be continued for study of the roof form. on the addition as well as the deck and glass guardrail on the connector roof. We support the addition of the grill on the back side of the fireplace and the gutters on the hexagon shape on the historic portion of the home. APPLICANT: West Hallam LLC, represented by Charles Cunniffe Architects, P.C. PARCEL. ID: 2735-124-00-221 ADDRESS: 320 W. Hallam Street, Lots N and O; Block 42, Uhl Historic Landmark Lot Split; City and Townsite of Aspen. ZONING: R -6 MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows.. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the Bearing fo determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. 1 P14 Staff finding: The relevant guidelines from "The City of Aspen Historic Preservation Design Guidelines are listed on Exhibit A. 320 W. Hallam Street is a 6;000 square foot lot created through a Historic Landmark Lot Split adopted in 2002. The lot split created one parcel that contains the two story 1884 Victorian house that is the subject of this review, and a second parcel with a 1966 Pan Abode which was designated as a historic landmark. In 2006, HPC approved a remodel of the Victorian, including construction of a rear addition. HPC also approved a one story detached residential unit along the alley, between the Victorian and the Pan Abode. The proposal is to expand the master bedroom on the Victorian towards the alley and change the roof form, to modify pitch of the roof over the stair and to add a hot tub and glass guardrail to the roof of link. On the ground floor; east side, the applicant would like to bump out wall along the patio for a fireplace mass and built- in BBQ. In Staff's opinion the modification to the master bedroom roof line is not appropriate in relation to the original house and should be restudied. The gable roof that is in place matches the historic structure on this parcel, and the property to the west. While the shed roof was approved for the new unit next to the Victorian, the unit is a small one story building which is almost the scale of an alley building. HPC allowed for a roof form that was appropriate for a building of that type. Staff finds the proposed shed roof is out of character 'on the Victorian addition and disrupts the relationship between the eave heights on the east fagade. If additional light views are desired, a new window configuration on the bedroom could be more appropriate. The staff communicated these concerns to the architect during the preparation of this memo. An alternative design was submitted for the packet. We do not find that the alternative resolves the concerns noted above. 4 P15 Above: Photos of Victorian to the west at 334 W. Hallam. -Note gable roof forms on the new and old buildings. Also note glazing pattern used in carriage house in the center and a different HPC approved project on right, for additional light. The proposed, deck on the connector should also be restudied, as: it is in conflict with the following guideline. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. ❑ A 1 -story connector is preferred. • The connector should be a minimum of 10 feet long between the addition and the primary building. • The connector also should be proportional to the primary building. The connector is intended to be a one story element that provides a buffer between the historic resource and new construction. The hot tub should be placed on the rear deck or the ground. The HPC may: o approve the application, o approve the application with conditions, o disapprove the application, or- 0 continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATI ®N: Staff recommends HPC continue the project to August 22"°. The proposed master bedroom roof line is not appropriate in relation to the original house and should be restudied. The deck on the connector and glass railings should also be restudied. 3 P16 �J Exhibits: Resolution #, Series of 2012 A. Relevant HPC design guidelines B. Application Exhibit A: Relevant historic Preservation Design Guidelines for 320 W. Hallam Street, Minor Development 2.2 Protect wood features from deterioration. • Provide proper drainage and ventilation to minimize rot. • Maintain protective coatings to retard drying and ultraviolet damage. 10.3 Design a. new addition such that one's ability to interpret the historic character of the primary building is maintained. • A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. • An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. • An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. • An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. ❑ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. ❑ A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction 10.6 Design an addition to be compatible in size and scale with the main building. ❑ An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. ❑ A 1 -story connector is preferred. ❑ The connector should be a minimum of 10 feet long between the addition and the primary building. ❑ The connector also should be proportional to the primary building. 10.9 Roof forms should be similar to those of the historic building. • Typically, gable, hip and shed roofs are appropriate. • Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. ❑ The new materials should be either similar or subordinate to the original materials. 1l P17 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. ❑ The new materials should be either similar or subordinate to the original materials. 10.14 The roof form and slope of a new addition should be in character with the historic building. ❑ If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. Eave lines on the addition should be similar to those of the historic building or structure. 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. ❑ All exterior light sources should have a low level of luminescence. 5 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING MINOR DEVELOPMENT FOR 320 WEST HALLAM STREET, LOTS N AND O, BLOCK 42, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION # , SERIES OF 2012 PARCEL ID: 2735 - 124 -00 -221 WHEREAS, the applicant, West Hallam LLC, represented by Charles Cunniffe Architects, P.C., has requested Minor Development approval for 320 W. Hallam Street, Lots N and O, Block 42, City and Townsite of Aspen. The property is a designated landmark; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for.Minor Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.0 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Scott Dolleck, in his staff report dated June 13, 2012, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines would be met with project revisions; and WHEREAS, during a duly noticed public hearing on June 13, 2012, the Historic Preservation Commission considered the application, found the application was consistent with the applicable review standards and approved the application by a vote of _ to _, with conditions. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Minor Development for the property located at 320 W. Hallam Street, Lots N, and O, Block 42, City and Townsite of Aspen, Colorado, with the following conditions: 1. ... 2. ... HPC Resolution No. _, Series of 2012 320 W. Hallam Street . Page 1 of 2 l APPROVED BY THE COMMISSION at its regular meeting on the 13th day of .Tune, 2012. Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk Ann Mullins, Chair HPC Resolution No. _, Series of 2012 320 W. Hallam Street Page 2 of 2 P19 Wil z 0 V) V) U V) n ry 0 LL- z 0 z V) V) LU I Lli V) Lij 013 . .. ........... . . . .......................... ............. r. L AMC uj LL U. z z U) UF- luU lu ul UQ O V) cn U V) n cy- O H z O F— Q. Q 0 z V) V) CQ N O f— Q > w J w ry O z z O Q W J W F- ry O z W J Q ci) 00 Q z .O Q > w - J W I— O C/) w LL U. Z 2 = -CN U F- U Etaw w J,F' SNS Mm s cc L)a �n 0 AE n�.9 ivr.lf � v 6j•Qt�� P22 P23 m MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 623 E. Hopkins Avenue- Conceptual Major Development, Conceptual Commercial Design, Demolition and Relocation - Public Hearing DATE: June 13, 2012 SUMMARY: 623 E. Hopkins is a 6,000 square foot lot that currently contains two Victorian era structures along the street and one non - historic building along the alley. All of the buildings are occupied by local businesses,. with no residential use on -site. The proposal before HPC includes restoration of the historic buildings and temporarily lifting the "Susie's" structure in order to build a new basement. No additions to the Victorians are planned. At the back of the site, the existing building is to be.demolished and replaced with a new commercial /residential structure. The applicant and architect are responsible for the Conner Cabins project behind City Hall and . are taking a similar approach on this property. -- -- The application does not require any variances and is well below the maximum square footage allowed on the site. STAFF RECOMMENDATION: Staff recommends some adjustments to the upper floor of the proposed rear structure in order to minimize the impact on the historic structures, as described in this memo. With those improvements, which have been suggested as conditions of approval, we support Conceptual approval, Demolition and Relocation. APPLICANT: Aspen Block 99, LLC, represented by Oz Architecture and Haas Land Planning. PARCEL ID: 2737 - 182 -12 -001. ADDRESS: 623 E. Hopkins, Lots F and G, Block 99, City and Townsite of Aspen. ZONING: C -1, Commercial, Historic Landmark MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is P24 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. Major Development is a two -step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the relevant design guidelines is attached, as "Exhibit A." Since the March 2012 submission of this application, staff has worked with the applicant to bring the project towards compliance with the historic preservation guidelines. The packet includes the first proposed streetscape elevation, as well as the current proposal, which is the fourth revision. Within downtown Aspen, there are approximately 12 miner's cottages that exist among the much larger masonry commercial buildings that predominate. Preservation of the residential scale of these buildings is very difficult given the intensive uses and development rights in the area. In staff's opinion, there are several very positive aspects of the proposed project at 623 E. Hopkins. The two Victorian structures on the site will be restored to. a .great degree and preserved as free standing buildings, with no major additions, at the front of the site. The project does not include any variances and is less than 40 % of the allowed square footage that could theoretically be built on the property. The proposal retains two small commercial spaces and adds additional ground floor small commercial units at the back of the site. There is significant open space preserved' around the historic buildings. That said, the proposed new structure at the rear of the site creates an obviously larger and non- residential form as a backdrop to the old structures. Staff does believe that the Conner cabins project (at right), which is quite similar, has successfully demonstrated that the new construction can be compatible and sympathetic to these small historic houses. Except for these two Victorians and the Berg project which is about to begin construction immediately to the. east, the neighborhood is generally made up of two story, mostly flat roofed, mixed -use and multi- family structures. 2 P25 The application contains a historic photo of the site which indicates that the eastern cabin was a carriage house type of structure. The applicant plans to recreate that character to the extent possible. The 1904 Sanborn map depicting the property,is seen at right. At the Conceptual level, HPC should be primarily concerned with site plan and form. Staff would like to see the upper floor of the new structure continue to be adjusted to diminish the impact on the historic buildings. To the extent that the form can continue to be made more compact, or perhaps reduced in height in any manner, it would be an improvement. Staff does not recommend that the upper roof deck be approved. The usable area of the deck is small, but requires a relatively significant. staircase for access, and a railing that only emphasizes the height of the new building. Staff recommends HPC require additional study as a condition of approval. The guidelines in question are: 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. COMMERCIAL DESIGN REVIEW The City has an adopted set of guidelines, "Commercial, Lodging and Historic District Design Objectives" which are in addition to the HPC design guidelines. Development on this site is affected by the chapter that addresses what is known as the "Commercial Character Area." All of the Conceptual level guidelines address setback and height issues that are primarily applicable to a new building along the street frontage. Any additional design guidelines that are applicable to Final will be presented to HPC at that time. 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 3 JF xi r^ r. G. 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. COMMERCIAL DESIGN REVIEW The City has an adopted set of guidelines, "Commercial, Lodging and Historic District Design Objectives" which are in addition to the HPC design guidelines. Development on this site is affected by the chapter that addresses what is known as the "Commercial Character Area." All of the Conceptual level guidelines address setback and height issues that are primarily applicable to a new building along the street frontage. Any additional design guidelines that are applicable to Final will be presented to HPC at that time. 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 3 P26 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 fagade 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 deternine when a proposal is in compliance with the criteria, standards and guidelines.. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative 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: The guidelines are attached. Staff finds that the guidelines are met, particularly those that deal with required public amenity space (open space.) The project maintains yard area around these historic buildings. ON -SITE RELOCATION The intent of this Chapter is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. The following standards apply for relocating a historic property as per Section 26.415.090.0. of the Municipal Code: C. Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a non - contributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was in P27 originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for annroval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable, plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Response: The applicant proposes to temporarily lift the historic "Susie's" cabin to excavate a basement, then put it back in place;. but 5' closer to Hopkins. Staff recommends that the building maintain the original location. This is one of three Victorians in a row. The historic alignment between the buildings should be respected. Conditions of approval will include a letter of credit to ensure a safe relocation process, along with a plan -from the housemover. DEMOLITION It is the intent of this Chapter to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner /applicant is unable to make the needed repairs in a timely mam-ier, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located' and b. The loss of the building, structure or object would not adversely affect the integrity, of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. 5 P28 Staff Response: Staff agrees with the applicant's -assessment that there are non- historic additions along the rear of the Susie's structure. This is supported by the Sanborne maps and is obvious from visual inspection. These are to be removed. Staff supports demolition of this non- contributing construction finding that it has no historic significance. The applicant proposes complete demolition of a building along the alley. The building was constructed in the 1970s and has not been determined to have any historic significance. Staff supports demolition finding that no documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance. The building is considered "non- contributing" to the historic significance of the property and area. Staff supports the demolition requests. O 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. RECOMMENDATI ®N: Staff recommends that HPC grant Conceptual Major Development and Commercial Design Review, Demolition and Relocation as .proposed with the following conditions: 1. Do not change the location of the " Susie's" cabin. Provide a $30,000 letter of credit or cashier's check to insure the safe relocation of the building, as well as a plan for protection of the building from a housemover or structural. engineer. 2. Continue to study the upper floor of the rear building to reduce footprint and height to the extent possible. Eliminate the upper floor deck and access stair. 3. A development application for a Final Development Plan shall be submitted within one (1) year of June 13, 2012, 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 Coimnission 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. Exhibits: A.. Relevant HPC Guidelines B. Commercial Design, Guidelines C. Application m Exhibit A: Relevant HPC Design Guidelines, Conceptual Review 9.4 Site the structure in a position similar to its historic orientation. • It should face the same direction and have a relatively similar setback. • It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. • Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate: • Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 10.1 Preserve an older addition that has achieved historic significance in its own right. ❑ Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. 11.1 Orient the primary entrance of a new building to the street. ❑ The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 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. 11.6 Use roof forms that are similar to those seen traditionally in the block. • Sloping roofs such as gable and hip roofs are appropriate for primacy roof forms. • Flat roofs should be used only in areas where it is appropriate to the context. • On a residential structure, eave depths should be similar to those seen traditionally in the context. ❑ Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A- frames. 11.9 Use building components that are similar in size and shape to those of the historic property. 7 P29 P30 E ❑ These include windows, doors and porches. ❑ 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. • Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 14.14 Minimize the visual impacts of service areas as seen from the street. ❑ When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. ❑ This includes locations for trash containers and loading docks. ❑ Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. • Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. • Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. • Screen ground - mounted units with fences, stone walls or hedges. • A Window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. • Use low - profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from, front yards, significant building facades or highly visible roof planes. • Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. r 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. ❑ Cutting charmels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. ❑ If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. 1 14.17 Design a new driveway in a manner that minimizes its visual impact. ❑ Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. ❑ If an alley exists, anew driveway must be located off of it. 14.18 Garages should not dominate the street scene. See Chapter 8: Secondary Structures. P31 HAAS LAND RL-ANNING, LLC June 5, 2012 Ms. Amy Guthrie City of Aspen Historic Preservation Officer 130 South Galena Street Aspen, CO 81611 RE: Revised Conceptual Application for 623 East Hopkins, Aspen (Lots F & G, Block 99, City and Townsite of Aspen; Property) Dear Amy: PID # 2737- 182 -12 -001; a /k/a "Susie's" Based on the comments received via email on May 31, 2012, after your staff meeting,_the applicant has completed several revisions to the proposed plans. A new plan set has been prepared by Oz Architecture for your use and distribution to the HPC. In addition, some explanation of the plans and response to the aforementioned email is provided below. First, to be clear, absolutely no variances are required for this mixed -use project in the C- 1 Zone District. There is no minimum lot area per dwelling unit, no minimum lot width,. no setback requirements, and no minimum distance between buildings for this type of development. Additionally, the maximum height of the third -story element on the new construction is proposed to be approximately 31 %2 feet tall and only 34'/2 feet to the top of the railing on its rooftop deck; the maximum height allowed by -right in this zone district is 36 feet for these three -story elements. In other words, in an effort to, be as sensitive as possible to the historic resources and despite the fact that the adjacent townhomes are significantly taller, the proposal is not even using all the height allowed by right on this property. In addition, the proposed two -story elements top out more than four (4) feet below the 28 foot height limit applicable to these portions of the structure. The residential unit will contain 2,487 square feet of net livable area; the applicant will utilize one TDR to accommodate this, as allowed by the Code for the C -1 Zone District. With this net livable unit size; the total proposed Free - Market Residential Floor Area is still just 95.3% of that allowed. Additionally, the overall development not only complies with all applicable FAR limits, but seeks to develop only 37.2% of the 15,000 square feet allowed by- right. Put another way, almost twice as much allowable floor area is being left unused than will be developed in the entire project. Finally, the total free - market residential net livable area proposed (2,487sf) remains less than the total above grade commercial FAR (2,656sf), thereby 'assuring compliance with the Commercial /Residential ratio requirement of the C -1 zone. In total, although the property maintains certain clearly specified development rights by code, less than 38% of the permitted floor area is proposed for development. Similarly, although no yard area setbacks are required, the applicant has included more than • 201 N. MILL STREET, SUITE 108 • ASPEN, COLORADO 8161 1 • (970) 925-7819 • MITCH @HLPASPEN.COM P32 sufficient setbacks, more public amenity space than necessary and generous distances between the historic structures and the new construction while keeping all construction well below- allowable /applicable height limits. Moreover, the proposed designs have increased the setbacks of each floor level from the level below so as to better step the height and massing back away from the two historic resources at the front of the property. Although the two historic structures to be preserved and fully restored are only one story in height, the approved and existing development patterns of adjacent properties (i.e., the Berg property to the east,, and the existing townhomes structure to the west) as well as the sensitivities the applicant has clearly incorporated must be kept in mind during the project's review. Furthermore, the application does not request any Floor Area bonuses and, therefore, a fair balancing of applicable HPC Design Guidelines is required. Next, in response to the concerns outlined in your May 31 email, the plans have been revised to make perfectly clear, that the basement level of the new structure does not include anything that might possible serve as net leasable commercial space. There is merely a mechanical room in one small section and the remainder of that level is nothing more than crawl space with inadequate head heights to serve any leasable function; no deed restriction will be required as-the plans and representation provide more than adequate assurance. However; if a condition of approval stating that these areas cannot be used as net leasable space, the applicant is amenable to such. The .second floor commercial /office space in the new structure has been eliminated altogether. The entirety of the second and third floors is within the single residential unit only, and the ground level includes only the garage, common circulation areas and two commercial /office spaces. As such, there should be no concern going forward about any of the commercial spaces being absorbed into the free market residential unit. Like the basement/crawl space level, there will be no need for a deed restriction as the plans and representations provide more than adequate assurance. Similarly, should staff feel a condition of approval is warranted, the applicant will be amendable to a condition outlining that the only approved net leasable space is on the ground level. As correctly pointed . out, the most current code provisions distribute the floor area exemption for deck space between the various uses within a mixed use project. With an allowable free market residential FAR of 3,000sf, the available deck exemption is just 450sf and the revised plans reflect and comply with this limitation. While up to 1,350sf of commercial deck space is allowed as exempt FAR, no such space is currently proposed. The third floor massing has been further minimized as suggested. It has been pulled in from the boundaries of the second floor on all sides of the building. The proposed two - story elements top out more than four (4) feet below the 28 foot height limit applicable to these portions of the structure. The third floor has also been minimized in profile to fall well below the allowable height for third story elements in the C -1 zone district. As mentioned above, the maximum height of the third -story element on the new construction Susie's Remodel - HPC Conceptual Addendum Page 2 P33 is proposed to be approximately 31 %2 feet tall and only 34'/2 feet to the top of the railing on its rooftop deck; the maximum height allowed by -right in this zone district is 36 feet for these three -story elements. In other words, in an effort to be as sensitive as possible to the historic resources and despite the fact that the adjacent townhomes are significantly taller, the proposal is not even using all the height allowed by right on this property. In addition, the third floor has been clad in a different and softer material than found on the levels below, which will further decrease its perceived mass and scale. Cues have been taken from the successful massing of the Connor Cabins project. . The overall size of the rear building has been decreased substantially and, again, falls well below limits allowed by right in this zone, district. The ability to use a TDR to enable more livable area within the free market residence is clearly and objectively provided in the code. More importantly, the use of a TDR has no bearing on the size, mass or scale of the rear building as the TDR merely enables use of the allowable Floor Area within the unit, as livable space, as opposed to the same floor area being wasted on inefficient common areas, hallways, staircases, etc. Please also note that this proposal uses only 95.3% of the allowable free market residential floor area. Finally, the proposed fenestration and exterior building materials have been somewhat revised as well. That said, the applicant is aware that these elements and the details of their design will be further discussed during the Final HPC review process. It is hoped that the information provided herein and in the accompanying plan sets proves helpful in the review and approval of this exceptional project and exemplary preservation effort. If you should have any questions or desire any additional information, please do not hesitate to contact me. Truly yours, Maas Land Planning, L1LC Mitch Haas Owner /Manager Susie's.Remodel - HPC Conceptual Addendum Page 3 P34 P35 1 ®.:,, , p a__.. May 21, 2012 Ms. Amy Guthrie City of Aspen Historic Preservation Officer 130 South Galena Street Aspen, CO 81611 RE: Revised Conceptual Application for 623 East Hopkins, Aspen (Lots F & G, Block 99, City and Townsite of Aspen; PID # 2737 - 182 -12 -001; a /k/a "Susie's" Property) Dear Amy: Please consider this letter and the accompanying plans set prepared by Oz Architecture to constitute a formal request for Conceptual Approval of a Major Development to allow restoration and remodeling of the two historic buildings located at 623 East Hopkins, Aspen, as well as demolition and redevelopment of the non - historic alley building. The property is legally described as Lots F & G, Block 99, City and Townsite of Aspen (Parcel Identification Number 2737 - 182 -12 -001). It is a 6,000 square foot historically designated lot in the Commercial (C -1) Zone District. A vicinity map (not to scale) showing the approximate location.of the subject property is provided below. Vicinity Map - 623 E. Hopkins Avenue, Aspen • 201 N. MILL STREET, SUITE 108 • ASPEN, COLORADO 8161 1 • (970) 925 -7819 • MITCH @HLPASPEN.COM P36 In association with the Conceptual Major Development, the applicant is also requesting approvals for partial demolition and temporary on -site relocation of the Miner's cottage that currently houses Susie's consignment shop in order to fully restore its historical appearance ' and enable development of a new, properly engineered foundation and basement. The historic "Barn" building will be restored in its current location. As mentioned above, the non - historic building set along the alley will be demolished and redeveloped as provided in "The Proposal," below. Existing Conditions The plans set prepared by Oz Architecture and provided 'herewith include an existing conditions site plan and photographs of existing and historic conditions, along with graphic depictions of all proposed changes. The historic commercial buildings are a Victorian Era Miner's Cottage and an outbuilding ( "Barn "), both of which were originally constructed in the 1880s. This property was designated to the Aspen Inventory of Historic Landmark Sites and Structures (the Inventory) in June of 2000. The Architectural Inventory Form describes the main structure as a typical wood -frame Miner's Cottage with a gable -end facing the street, a pair of double hung windows, and a cross -gable parallel to the street with a shed roof porch infilling the corner. It is a single - story structure with wood horizontal siding and original vertically proportioned double hung windows. The porch has simple details and its floor is at grade. Window trim has a triangular pediment over principal windows which appear to be the original windows. The historic entry door is intact. A pair of additions has been made to the rear of the building. There is also a separate two -story structure on the alley that is not historic and will be demolished for redevelopment. The original open metal fence defines the street frontage and a large spruce tree occupies the northwest corner of the property. The original use of the Victorian cottage and the outbuilding was residential; however, these building have long since been converted through adaptive reuse to commercial purposes. The proposed development will continue the commercial use of the two historic buildings at the front of the property, while the new building proposed along the alley will contain both commercial and residential space. As such, it will become a mixed -use property. This is explained in more detail in "The Proposal" section of this application, below. The two historic structures were found to be significant for their position in the context of Aspen's mining era. They are considered to describe the nature of the life of an average family or individual during that period, while being representative of the construction techniques and materials available at the time. The buildings were found to retain the original scale and form, with the window openings largely intact and the character of the buildings retained. The additions in the back, while in scale with the original structures have not themselves been deemed to have achieved historic significance. Susie's Remodel - HPC Conceptual Application Page 2 P37 The Proposal As mentioned above, the property is located in the City of Aspen's C -1 Zone District. The proposed changes and development are all clearly and thoroughly depicted on the accompanying plans set prepared by Oz Architecture. Highlights of the proposal are described below in narrative form. The applicant proposes to restore the two historic resources (the Miner's cottage and the barn) to their original appearance (see Plan Sheet H -15). The siding on the Miner's cottage will be restored where feasible and replaced where necessary, while the Barn's siding will be replaced with natural barn siding for an enhanced and more consistent historical appearance. Additionally, as necessary, new gutters and downspouts will be installed on both of these historic buildings. The Barn will receive a new metal roof and an old barn door will be installed to match the original opening. The restoration efforts on the Miner's cottage wily also include the removal of two non - historic additions at the rear, the construction of a new raised wood porch, the restoration and replacement of windows to restore original - proportions and detailing, and a new wood shingle roof. The Miner's cottage will be temporarily relocated on -site to accommodate construction of properly engineered foundation with a basement. With this, the Miner's cottage is proposed to be relocated five feet, ten inches (5'10") to the north, thereby reducing the setback from Hopkins Avenue (see Plan Sheet H -14). This relocation will increase the prominence of this historic resource from Hopkins Avenue and will increase the distance between the cottage and the new construction behind. The Historic Barn will be restored in its current location, which is slightly further back from Hopkins Avenue than the cottage, as is appropriate for a secondary structure. As previously mentioned, the existing non - historic building on the southern portion of the lot (along the alley) will be demolished and redeveloped with a three -story structure, and when completed, the development will again result in three completely detached structures. No variances are required for this mixed -use project in the CA Zone District (see Exhibit 6). There is no minimum lot area per dwelling unit, no minimum lot width, no setback requirements, and no minimum distance between buildings for this type of development. Additionally, the maximum height of the third -story element on the new construction is proposed to be approximately 34'/2 feet, where 36 feet is allowed by- right. The residential unit will contain 2,234 square feet of net livable area; the applicant will utilize one TDR to accommodate the 234 square foot increase, as allowed by the Code for the C- 1 Zone District. Additionally, the overall development not only complies with all FAR limits, but seeks to develop less than thirty-nine percent ( <39 %) of the 15,000 square feet allowed by- right. Finally, the total free - market residential net livable area proposed (2,234sf) is much less. than the total above grade commercial FAR (3,165sf), thereby complying with the Commercial/Residential ratio requirement of the C -1 zone. In total, although the property maintains certain clearly specified development rights by code, less than 39% of the permitted floor area is proposed for development.. Similarly, Susie's Remodel - HPC Conceptual Application Page 3 P38 although no yard area setbacks are required, the applicant has included more than sufficient setbacks, more public amenity space than necessary and generous distances between the historic structures and the new construction while keeping all construction below allowable height limits. Although the two historic structures to be preserved and fully restored are only one story in height, the approved an existing development patterns of adjacent properties as well as the sensitivities the applicant has clearly incorporated must be kept in mind during the project's review. Furthermore, the application does not request any Floor Area bonuses and, therefore, a fair balancing of applicable HPC Design Guidelines is required. Next, the development complies with the Public Amenity Space requirements of Section 26.575.030 and the Utility /Trash/Recycle Service Area required by Code Section 26.575.060. Although the Public Amenity Space requirement in the C -1 Zone District is twenty -five percent (25 %), since this is a redevelopment of a parcel that currently contains only 23% of public amenity space, the effective requirement is reduced to 23 %. Nevertheless," the proposed redevelopment actually increases the amount of public amenity space to approximately 25% (see Plan Sheet H -3). The utility /trash/recycle service area is located along the alley frontage and, with the included access into and through it, meets all required dimensions and design standards. This development requires efforts to restore historic integrity and return the resources to their true historic appearance. As mentioned above, the restoration efforts to be undertaken include: • Removal of two non- historic additions from the rear of the Miner's cottage. • Development of a properly engineered foundation below the Miner's cottage. • The corner of the Miner's cottage where the smaller addition is being removed will be restored to its original appearance with new siding and a new window to match existing historic windows. • The siding on the Miner's cottage will be restored where feasible and replaced where necessary, in kind. • The siding. on the Barn will be replaced with natural barn siding for a more historically consistent appearance. • An old barn door will be installed on the Barn to match the original opening. • A new metal roof will be installed on the Barn, while a new wood shingle roof will replace the existing roof on the Miner's cottage. • The gutters and downspouts will be replaced on both structures. • There will be a new raised wood porch in the same location as the existing porch on the Miner's cottage. • Finally, windows on the Miner's cottage will be restored to their original proportions and detailing. Susie's Remodel - HPC Conceptual Application Page 4 P39 Review Requirements Given the above - described proposal and accompanying plans set, approvals are needed for Conceptual Major Development, On -Site Relocation and (Partial) Demolition. Conceptual Development Plan, Section 26.415.070(D)(3) & The HPC Conceptual Design Standards Conceptual Review focuses on the height, scale, massing, site plan and proportions of a proposal. Conceptual .Development Plan approval is required for the development proposed by this application. The only applicable review standard for Conceptual Review is a determination of consistency with the City of Aspen Historic Preservation Design Guidelines (hereinafter "the Guidelines "). The applicant is not requesting any Floor Area bonuses. Accordingly, the following portion of this application demonstrates adequate consistency with a sufficient number of relevant guidelines, as called for in the italicized print on the very first page of the Guidelines, which specifically state that, ... not every guideline will apply to each project, and some balancing of the guidelines must occur on a case -by -case basis. The. HPC must determine that a significant number of relevant guidelines have been adequately met in order to approve a project proposal. Chapters 1 through 10 of the Historic Preservation Design Guidelines (the HP Guidelines) are applicable to the proposed development as they refer to the renovation of Historic Structures. Chapter 11 provides guidelines for new buildings on Landmark Properties and is likewise relevant to this development. Since Chapter 12 is concerned with design in the Main Street Historic District and Chapter 13 concerns designs in the Commercial Core Historic District; thus, Chapters 12 and 13 do not apply to this proposal. The project has been designed to be generally consistent with the guidelines of Chapter 14, but specific consistency with these requirements will be demonstrated as part of the HPC's Final review. The relevant guidelines from Chapters 1 through 11 -are outlined below in bold italicized text and each is followed by a response demonstrating compliance and /or consistency therewith, as applicable. Fences 1.1 Preserve Original Fences. 1.2 A new replacement fence should use materials that appear similar to that of the original. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. 1.4 New fence components should be similar in scale with those seen traditionally. 1.5 A side yard fence which extends between two homes should be set back from the street facing facade. Susie's Remodel - HPC Conceptual Application Page 5 P40 1.6 Replacement or new fencing between side yards and along the alley should be compatible with the historic content. The original fence defining the Hopkins Avenue frontage will be preserved. No replacement fences are proposed. Guidelines 1.7 and 1.8 are not applicable to this development as there are no original retaining walls. Walkways 1.9 Maintain the established progression of public -to private spaces when considering a rehabilitation project. The established progression of public to private space will be maintained with the proposed development. The public sidewalk will continue to connect to semi- public walkways to and between the two historic buildings, leading to the new building on the alley, and will end in private commercial and residential spaces: The Miner's cottage is proposed to be relocated five feet, 10, inches to the north (towards Hopkins Avenue), which will enhance the visibility of the cottage and create more space between this historic resource and the new construction. Private Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. 1.12 Preserve and maintain historically significant planting designs. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. 1.14 Additions to the landscape that could interfere with historic structures area inappropriate. The large spruce tree at the northwest corner of the property will be preserved. Site Lighting 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 tees and onto facade planes. This standard is understood by the applicant and will be addressed at Final HPC Review. Streetscape 1.16 Preserve historically significant landscape and design features. 1.17Maintain historic irrigation ditches as an integral component of the streetscape. Susie's Remodel - HPC Conceptual Application Page 6 P41 All significant landscape designs and features in the public right -of -way will be preserved. 2.1 Preserve original building materials. 2.2 Protect wood features from deterioration. 2.3 Plan repainting carefully. 2.4 Brick or stone that was not painted historically should not be painted. 2.5 Repair deteriorated primary building materials by patching, piecing -in, consolidating or otherwise reinforcing the material. 2.6 Maintain masonry walls in good condition. . 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 2.8 Do not use synthetic materials as replacements for primary building materials. Original building materials will be preserved to the extent practicable. The siding on the Miner's cottage will be restored where feasible and replaced where necessary. The Barn siding will, be replaced with natural barn siding which will enhance the Barn's historical appearance. As appropriate, this standard will be more fully addressed at Final HPC Review. 2.9 Covering original building materials with new materials is inappropriate. 2.10 Consider removing later covering materials that have not achieved historic significance. The proposal does not include /involve the covering of original building materials. The siding on the Barn is not original, and will be removed and replaced with more appropriate materials. The siding on the Miner's cottage will be preserved to the extent practicable, but replaced in -kind where necessary, and painted. 3.1 Preserve the functional and decorative features of a historic window. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. 3.4 Match a replacement window to the original in its design. 3.5 In a replacement window, use materials that appear similar to the original. 3.6 Preserve the size and proportion of a historic window opening. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. Although this standard will be more specifically addressed at the time of Final HPC Review, the removal of two small, non - historic additions to the Miner's cottage will also entail the restoration of since lost windows to their original proportions and locations. Susie's Remodel - HPC Conceptual Application Page 7 P42 One window will be added to the back of the building and will match existing historic windows. 4.1 Preserve historically significant doors. 4.2 Maintain the original size of a door and its. opening. 4.3 When a historic door is damaged, repair it and maintain its general historic appearance. 4.4 If a new screen door is used, it should be in character with the primary door. 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. 4.6 If energy conservation and heat loss are concerns, consider using a storm door instead of replacing a historic entry door. Although this standard will be more specifically addressed at the time of Final HPC Review, all historically significant doors will be preserved. However, the unoriginal door and bay window on the Barn will be removed and replaced with an old barn door that will match the original opening. Treatment of Porches 5.1 Preserve an original porch. 5.2 Avoid removing or covering historic materials and details on a porch. 5.3 Avoid enclosing a historic front porch. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. Porch Replacement 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. The existing porch on the Miner's cottage will be replaced to match the original in form and detail. Treatment of Architectural Features 6.1 Preserve significant architectural features. r 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage.to the original material. 6.3 Remove only the portion of the detail that is. deteriorated and must be replaced 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. 6.5 Do not guess at "historic" designs for replacement parts. 6.6 Replacement of missing elements may be included in repair activities. All significant architectural features will be restored and /or preserved, as applicable. Treatment of Roofs 7.1 Preserve the original form of a roof. Susie's Remodel - HPC Conceptual Application Page 8 P43 7.2 Preserve the original eave depth. 7.3 Minimize the visual impacts of skylights and other rooftop devices. The original roofTorm and the original eave depth will be preserved. No skylights are proposed for this development. The Miner's cottage will receive a new wood shingle roof, while a new metal roof will be installed on the Barn as part of the restoration efforts. 7.4 A new chimney should be the same scale as those used historically. 7.5 Preserve original chimneys, even if they are made non-functional. 7.6 When planning a rooftop addition, preserve the overall appearance of the original roof. The existing building does not have a chimney and no chimney is proposed in the renovation. No rooftop addition is planned. 7.7 A new dormer should remain subordinate to the historic roof in scale and character. There are no new dormers proposed for the historic buildings. 7.8 Preserve original roof materials. Original roof materials will be preserved to the extent practicable, although new metal roofing is proposed for the Barn, while a new wood shingle roof will replace the existing roof on the Miner's cottage. 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. 7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building. 7.11 Avoid using conjectural features on a roof. The replacement roof materials will convey a scale, color and texture similar to those used traditionally. There will be no conjectural features on or added to the roof. Secondary Structures 8.1 If an existing secondary structure is historically significant, then it must be preserved. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged The existing outbuilding (barn) next to the cottage has already been deemed historically significant and will be preserved. The building on the alley is not historic and will be demolished and replaced with a new mixed -use building. Susie's Remodel - HPC Conceptual Application Page 9 P44 8.3 Avoid attaching a garage or carport to the primary structure. 8.4 A garage door should be compatible with the character of the historic structure. No garage or carport is proposed for the primary historic cottage or barn. A garage is proposed on the' alley side of the new building. 8.5 Avoid moving a historic secondary structure from its original location. The historic secondary structure (barn) will remain in its current location. Preserving Building Locations and Foundations 9.1 Proposals to relocate a building will be considered on a case -by -case basis. 9.2 Moving an existing building that contributes to the character of a historic district should be avoided. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. 9.4 Site the structure in a position similar to its historic orientation. 9.5 A new foundation should appear similar in design and materials to the historic foundation. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. 9.7A lightwell may be used to permit light into below -grade living space. The Miner's cottage will be moved temporarily to allow for construction of a proper foundation and basement. The new foundation will be properly engineered and appear similar in design.and materials to the historic foundation; the cottage will remain at its historic elevation above grade. The Miner's cottage is being relocated approximately five feet, ten inches to the north (towards Hopkins Avenue) which will increase the prominence of this historic structure and create a greater distance between the cottage and the new construction. Two light wells will be installed in the basement on the barely- visible west side of the cottage. 10.1 Preserve an older addition that has achieved historic significance in its own right. 10.2 A more recent addition that is not historically significant may be removed. There are two non - historically significant. additions on the rear of the cottage and these will be removed. The cottage will then be restored to its original appearance. 10.3 Design: a new addition such that one's ability to interpret the historic character of the primary building is maintained. 10.4 Design a new addition to be recognized as a product of its own time. 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street. 10.6 Design an addition to be compatible in size and scale with the main building. Susie's Remodel - HPC Conceptual Application Page 10 P45 10.7If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. . 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. 10.9 Roof forms should be similar to those of the historic building. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. 10.13 Set a rooftop addition back from the front of the building. 10.14 The roof form and slope of a new addition should be in character with the historic building. The only "addition" to the historic structure involves the new foundation and basement, neither of which will be visible. As such, the above cited criteria from Chapter 10 of the Guidelines are not applicable to the proposed development. Chapter 11 provides the guidelines for new buildings on landmarked properties. Said chapter states that when new building occurs on a historic property, it should reinforce the basic visual characteristics of the site. Imitating historic styles is generally discouraged. The Guidelines explain that "rather than imitating older buildings, a new design should relate to the fundamental characteristics of the historic resources while also conveying the stylistic trends of today." The specific guidelines of Chapter 11 are addressed below. 11.1 Orient the primary entrance of a new building to the street.. The primary entrance of the new building is oriented toward the street, but it is set behind the historic structures and the building resides along the alley frontage. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. The new building is a mixed -use building and does not have a front porch, but its primary entrance is clearly defined by a walkway /path from the sidewalk. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. Although taller than the historic structures, the new building is set significantly back from the historic structures along the sidewalk. The new building is in scale with the Susie's Remodel - HPC Conceptual Application Page 11 P46 adjacent portion of the building recently approved on the next door Berg property, the adjacent townhomes to the west, the restored and remodeled Crandall Building on the other side of the alley, and the Tamarawood building located directly across the alley from the subject site. Additionally, the upper floor of the new building steps back, away from the resources. The new structure is similar in scale and massing to the existing structures on the west and south sides as well as the approved structure (to be.built this summer, 2012) on the east side. 11.4 Design a front elevation to be similar in scale to the historic building. 11.5 Use building forms that are similar to those of the historic property. 11.6 Use roof forms that are similar to those seen "traditionally in the block. 11.7 Roof materials should appear similar in scale and . texture to those used traditionally. Given the zoning of the parcel (C -1), it would not be reasonable or desirable to expect that the design of the front elevation of the new building would be similar in scale or form to the historic buildings. However, the new building is in scale and of similar form to the recently approved addition to the Berg property next door and the multi- family structure to the west, as well as the remodeled Crandall building and the building directly across the alley. The roof form of the new building will be similar to other, non - historic buildings on the block. It would not be appropriate for the roof form or materials to be similar in scale and texture to the historic buildings as this building will feature a predominantly flat roof; a pitched roof would produce inappropriate form, massing and scale. 11.8 Use building materials that contribute to a traditional sense of human scale. 11.9 Use building components that are similar in size and shape to those of the historic property. Again, given the C -1 zoning of the parcel, it would not be appropriate for the new building to use building components that are similar in size and shape to the historic resources. Nevertheless, the proposed development on the property breaks down the massing of the new building by using modules and varied building materials. The upper floor of the new building steps back from the levels below so as to better inflect toward the resources. As mentioned above, the new building will be in scale with the new addition approved for the adjacent Berg property and the existing townhomes to the west, as well the buildings across the alley. 11.10 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Highly complex and ornately detailed revival styles that were not part of Aspen's history are especially discouraged on historic sites. The new building is clearly distinguishable from the historic buildings, but is visually. compatible with the approved development on the adjacent lot. The new building is set Susie's Remodel - HPC Conceptual Application Page 12 P47 ten (10) feet back from the Miner's cottage and ten feet four inches (10'- 4 ") from the Barn building, and its third floor is set ten (10) feet back from its lower levels on the front /street side. The new building proposes to use different but compatible materials from the historic buildings and its contemporary design will complement the historic buildings while clearly being a product of its own time. As mentioned above, the Guidelines of Chapter 14 are more directly applicable to Final Review than they are to Conceptual Review. Nevertheless, the project is and will be found consistent with Chapter, 14's general guidelines addressing such topics as accessibility, color, lighting, on -going maintenance, and treatment of mechanical equipment, service areas, driveways and parking; the elements of the proposal relative to many of these features are depicted on the accompanying plan sets. In summary, the foregoing has. amply demonstrated an exceedingly high level of consistency with more than a "sufficient number of relevant guidelines. " The proposal does not include a floor area bonus request. To the degree that any inconsistency with the Guidelines exists at all, such inconsistency is primarily the result of conflicting guidelines and the required balancing of goals. The proposed development maximizes the.potential for consistency with the Guidelines. Conceptual Commercial Design Review The Commercial, Lodging and Historic District Design Objectives and Guidelines (the "Commercial Guidelines ") set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. They are organized to address the different design contexts that exist in the City. These distinct settings are defined as "Character Areas," within which variations exist among the physical features that define each area. The subject site is located in the Commercial Character Area; one block east of the Commercial Core. Per the Commercial Character Area Guidelines, all development projects should achieve the following design objectives: • Promote an interconnected circulation system that invites. pedestrian use, including a continuous street and alley system and a respect for the natural topography, • Promote a system of public places that support activities, including public amenity spaces, compatible landscaping and paving, and unobtrusive off - street parking, and • Assure that buildings fit together to create a vibrant street edge that reinforces a sense of appropriate scale. The Commercial Zone District correlates with the Commercial Character Area and forms the immediate fringe of much of the Commercial Core Historic District (CC). Building heights and materials in this zone vaiy. Storefront design and display is a less dominant Susie's Remodel - HPC Conceptual Application Page 13 P48 characteristic than in the CC area, and this intentionally diminishes the pedestrian experience in some places as compared with the core. The street wall is less defined than in the CC, and building facades are sometimes set back or include front yard space, which weakens the edge. The purpose of the Commercial (C -1) zone district is enumerated in Section 26.710.150(A) as follows: ... to provide for the establishment of mixed -use buildings with commercial uses on the ground floor, opportunities for affordable and free- market residential density. A transition between the CC and surrounding residential neighborhoods has been implemented through a slight reduction in allowable floor area as compared to the Commercial Core, the ability to occupy the Ground Floor with offices, and a separate Chapter in the Commercial Design Guidelines. [Emphasis added] As provided in the above - cited, codified "Purpose" statement, by complying with the zoning and associated dimensional requirements, this proposal has already succeeded in transitioning from the CC to the surrounding residential neighborhood. Moreover, this proposal leaves more than 9,000 square feet of FAR on the table /unused and the new building is below the thirty-six foot height limit for third story elements. The key design objectives in the Commercial Character Area are as follows: 1. Strengthen the sense of relatedness with the Commercial Core Historic District. Strengthening the definition of the street edge in a manner similar to the Commercial Core is desired. At the same time, the Commercial Area is a place where more variety in design is encouraged. Imitating historic styles is not an objective, but re- establishing a sense of a stronger fundamental framework will enhance the urban qualities of this area and is a priority. 2. Maintain a retail orientation. Greater retail presence at the street edge should be achieved to ensure an enhanced street vitality and an enriched and more urban definition of the commercial street frontage. 3. Promote creative, contemporary design. Designs should seek creative new solutions that convey the community's continuing interest in exploring innovations. At the same time, the fundamental principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented in the following pages. 4. Encourage a well - defined street wall. The intent is to more clearly establish a strongly defined street wall, but with some greater variety than in the Commercial Core Historic District since the historic building edge is not as defined. A stronger street faeade definition should be achieved while at the same time recognizing the value of public dining and landscaped space. Susie's Remodel - HPC Conceptual Application Page 14 P49 S. Reflect the variety in building heights seen traditionally. It is important that a range and variation in building height and scale in the Commercial Area be recognized in future development. Larger buildings should be varied in height and reflect original lot widths. 6. Accommodate outdoor public spaces while establishing a clear definition to the street edge. Providing space in association with individual buildings remains important, but should be balanced with much greater building street presence and corner definition. 7. Promote variety in the street level experience. Display cases, architectural details and landscaping are among the design elements that should be used. The historic Miner's cottage will move five feet, ten inches closer to Hopkins Avenue, thereby increasing its prominence from the street, as well as increasing its distance from the new construction. The barn will maintain its current distance from and orientation toward the street edge and will be slightly further from the street than the cottage, as is appropriate for a historic secondary structure. The new construction's unique and innovative design will also enhance the street vitality. The proposed renovation restores the original design and integrity of the historic buildings while simultaneously infusing behind the resources an innovative contemporary building that will clearly be viewed as a product of its own time. The new building recognizes the importance of having varied building heights in the Commercial Character Area and reflects this goal relative to structures on surrounding properties. Outlined below is each of the Commercial Character Area's Conceptual Review Design Guidelines in italicized print, followed by a description of the proposal's compliance and /or consistency therewith, as applicable. 13 Orient a primary entrance toward the street. • A building should have a clearly defined primary entrance. • Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. The buildings are on a 6,000 square foot lot and each of the historic buildings will continue to have a clearly defined primary entrance on Hopkins Avenue, recessed from the street edge. The new building, which is situated behind the historic buildings, will also have a clearly defined primary entrance. All front entrances are clearly defined by walking path access as well. 1.2 Maintain the established town grid in all projects. 0 The network of streets and alleys should be retained as public circulation space and for maximum public access. Susie's Remodel - HPC Conceptual Application Page 15 P50 Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. All streets and alleys will be retained and will provide maximum public access. No streets or alleys will be enclosed or closed to public access. Internal Walkways 1.3 Public walkways and through courts should be designed to create access to additional commercial space. The public walkway and through court will remain similar to what currently exists in order to access the new mixed -use building that will sit behind the two historic resources. The relocation of the Miner's cottage five feet, ten inches closer to Hopkins Avenue will help to visually accentuate this resource. 1.4 Develop an alley facade to create visual interest. Materials and massing variation are used creatively yet practically along the alley side to enhance visual interest and reduce the perceived scale of the building. The new building also employs a third -story setback along the alley 1.5 The visual impacts of structured parking should be minimized. -The access shall be: o Located on -an alley when feasible or a secondary street, designed with the same attention to detail and materials as the primary building fagade, and integrated into the building design. 1.6 Structured parking should be placed within a 'wrap' of commercial and/or residential uses. There is currently no off - street parking on the site. The proposed development includes a two -car garage in the new building that will be accessed from the alley. One of the garage spaces will serve the residence while the other will be dedicated to commercial use. Public Amenity Space 1.7A street facing amenity space shall meet all of the following requirements: • Abut the public sidewalk • Be level with the sidewalk • Be open to the sky • Be directly accessible to the public • Be paved or otherwise landscaped 1.8 A street facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Area. 1.9 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: Street furniture. o Public art Susie's Remodel - HPC Conceptual Application I Page 16 P51 • Historical /interpretive marker The site currently maintains approximately 23% public amenity space. The proposed development will increase this space to approximately 25% and this space will continue to abut the public sidewalk. The public amenity space will be level with the sidewalk, open to the sky, directly accessible to the public and will be paved and /or landscaped. The pedestrian amenity space is being enhanced by adding some public amenity space along the west side of the property (see Plan Sheet H -3). 1.18 Maintain: the alignment of facades at the sidewalk's edge. • Place as much of the facade of the building at the property line as possible. • A minimum of 60% of the front facade shall be at the property line. • Locating an entire building front behind the established storefront line is inappropriate. 1.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Alley System and Public Amenity Space guidelines. The historic Miner's cottage will be relocated approximately five feet, ten inches closer to Hopkins . Avenue, thereby placing the front facade closer to the property line. The historic Barn will remain in its current location. The prominence of the cottage will be enhanced by the relocation as it will be closer to the sidewalk edge and will be slightly in front of the secondary structure (the Barn). 1.20 Building facades shall be parallel to the facing streets) and primary entrances shall be oriented toward the street. 1.21 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. • The front of a primary structure shall be oriented to the street. The facades of the existing buildings and the proposed new building are all parallel to the street and their primary entrances are oriented toward and parallel with the street. 1.22 Building facade height shall be varied from the fapade height of adjacent buildings of the same number of stories by a minimum of 2 feet. If an existing structure is three stories and 38 ft. tall for example, then adjacent new infill may be three stories, but must vary in facade height by a minimum of 2 ft. 1.23 A new building or addition should reflect the range and variation in building height of the Commercial Area. • Refer to the zone district regulations to determine the maximum height on the subject property. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. The maximum height in the C1 zone district is established at twenty -eight feet for two - story elements and thirty-six (36) feet for three -story elements of a building, which may be increased to forty (40) feet through Commercial Design Review. The proposed three - story building has a maximum height of 34' -6 ", thereby complying with the height limit. Susie's Remodel - HPC Conceptual Application Page 17 P52 The Berg residence is on the lot next door to the east. The proposed building on the alley is one story taller than the approved addition on the Berg property, but only slightly taller than the .Crandall building on the other side of the alley. The structure to the west of the subject property is an approximately 10,000 square foot, 2%2 -story multi- family townhome building; this building is immediately adjacent to the historic Miner's cottage. The proposed new building will be somewhat taller than this adjacent building, but as mentioned throughout this application, will be located along the alley. As such, the proposed new building varies in height from adjacent buildings by more than the prescribed two (2) feet but not so dramatically that compatibility is compromised. 1.24 Height variation should be achieved using one or more of the following: • Vary the building height in accordance with traditional lot width. • Set back the upper floor to vary the building fagade profile(s) and the roof forms across 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. This proposal envisions a separate three -story structure which is set ten feet (10') back from the historic Miner's cottage, ten feet four inches (10' — 4 ") from the Barn structure, and more than 50 feet from the front property line. Additionally, the upper floor steps back from the levels below so as to recede and provide visual relief. The creative use of exterior materials on the new building also assist in reducing its perceived scale while breaking down its massing. 1.25 On sites comprising more than two traditional lot widths, the favade height shall be varied to reflect traditional lot width. 1.26 Buildings on sites comprising more than two traditional lot widths shall achieve a minimum of two of the following: Since this site is comprised of only two traditional lot widths these standards are not applicable. 1.27A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. 1.28 New development adjacent to a single story historic building that was originally constructed for residential use shall not exceed 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure within the same block face. Although the adjacent Berg property contains a single story historic residence, the two historic resources on the subject property (the Miner's cottage and Barn) are also single story structures. The new development proposed in this application will be behind the two historic resources on the subject property and will be adjacent to the new two -story building addition that was approved along the alley for the Berg property. Susie's Remodel - HPC Conceptual Application Page 18 P53 Demolition, Section 26.415.080(A)(4) Section 26.415.080(A)(4) of the Code provides that the HPC shall review the application, staff report and-hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is' demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner /applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance, and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located, and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. The building on the alley that is proposed to be demolished cannot practically be moved to another location in Aspen. Furthermore, it maintains no historic significance, thus, such an effort would be unnecessary. Additionally, since it does not contribute to the historic significance of the parcel, the loss of this structure will not adversely affect the adjacent designated property (Berg) and demolition of the structure will be inconsequential to the historic preservation needs of the area. With regard to the historic structures, the applicant proposes demolition of only the non - historic and inappropriate additions and alterations to the. rear of the Miner's cottage. There is no documentation to support or demonstrate that the building portions to be demolished have historic, architectural, archaeological, engineering or cultural significance. Susie's Remodel - HPC Conceptual Application Page 19 P54 The additions and the non - historic elements of the historic Miner's cottage do not contribute to the significance of the parcel, and the loss of these structures (or portions thereof) will not adversely affect the integrity of either the resource or its relationship to adjacent designated properties. The overall historic integrity and resource value of the property will be greatly enhanced by development of the proposed plans. On -Site Relocation, Section 26.415.090(C) The intent of Chapter 26.415 is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant, as is the case here. Section 26.415.090(C) of the Code provides the standards for the relocation of designated properties and states that, Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the. integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Please refer to Plan Sheet H -14 for a graphic depiction of the proposed on -site relocation. The applicant proposes only on -site and temporary relocation of the historic Miner's cottage in order to develop a. proper foundation and basement space. Once the foundation Susie's Remodel - HPC Conceptual Application Page 20 P55 and basement are completed the cabin will be relocated approximately five feet, ten inches (5'10") to the north (towards Hopkins Avenue). This relocation will help to enhance the visibility of this historic resource, while also increasing the distance between the resource and the new construction. The ability to develop basement space provides the main incentive to undertaking the cost and endeavor of stabilizing, and relocating the structure which needs a new foundation anyway. Given the foregoing, it is fair to say that the relocation activity provides an acceptable preservation method given the character and integrity of the building. In fact, the relocation activity and ability to place usable basement space below the Miner's cottage provides an incentive for restoration and preservation. The move will not adversely affect the integrity of the historic district or diminish the historic, architectural or aesthetic relationships of adjacent designated properties. The structure will be properly supported prior to any relocation activity. A letter from a building relocation expert will be provided with the Final HPC application to substantiate that the structure is capable of withstanding the physical impacts of the proposed .relocation. Finally, a plan for safe relocation, repair and preservation of the buildings, along with provision of the necessary financial security will be provided with the Final HPC application and /or building permit application, as required. It is hoped that the information provided herein and in the accompanying plan sets proves helpful in the review and approval of this exceptional project and exemplary preservation effort. If you should have any questions or desire any additional information, please do not hesitate to contact me. Truly yours, Haas Land Planning, LLC Mitch Haas Owner /Manager Susie's Remodel - HPC Conceptual Application Page 21 P56 ATTACHMENTS Exhibit 1: Completed Land Use Application & Dimensional Requirements Forms Exhibit 2: Pre - Application Conference Summary Exhibit 3: Proof of Ownership & Statement of Authority Exhibit 4: Authorization to Represent ` Exhibit 5: Architectural Inventory Form Exhibit 6: Dimensional Requirements for the C -1 Zone District Exhibit 7: Agreement for Payment of Application Fees Exhibit 8: Affected Property Owners List ACCOMPANYING PLAN SETS Sheet 1­1-0: Cover Page Sheet H -1: Existing Survey Sheet H -2: Site Plan Sheet H -3: Existing and Proposed Pedestrian Amenity Sheet H -4: Level 0 (Basement) Plan Sheet H -5: Level 1 Plan Sheet H -6: Level 2 Plan Sheet H -7: Level 3 Plan Sheet H -8: Roof Plan Sheet H -9: West Elevations Sheet H -10: East Elevations Sheet H -11: North Elevations Sheet H -12: South Elevations Sheet H -13: Perspectives Sheet H -14: Building Relocation Plan Sheet H -15: Restoration Efforts and Photos Susie's Remodel - HPC Conceptual Application Page 22 HAAS LAND PLANNING, LLB P57 March 23, 2012 RECEIVED MAR 2 3 2012 Ms. Amy Guthrie City of Aspen Historic Preservation Officer CITY OF ASPEN 130 South Galena Street COMMUNITY DEVELOPMENT Aspen, CO 81611 RE: Conceptual Application for 623 East Hopkins, Aspen (Lots F & G, Block 99, City and Townsite of Aspen; PID # 2737 - 182 -12 -001; a/k/a "Susie's" Property) Dear Amy: Please consider this letter and the accompanying plans set prepared by Oz Architecture to constitute a fonnal request for Conceptual Approval of a Major Development to allow restoration and remodeling of the two historic buildings located at 623 East Hopkins, Aspen, as well as demolition and redevelopment of the non - historic alley building. The property is legally described as Lots F & G, Block 99, City and Townsite of Aspen (Parcel Identification Number 2737- 182 -12 -001). It is a 6,000 square foot historically designated lot in the Commercial (C -1) Zone District. A vicinity map (not to scale) showing the approximate location of the subject property is provided below. 623 E. Hopkins Avenue, Aspen • 201 N. MILL STREET. SUITE 108 ASPEN. COLORADO • 8161 1 • • PHONE: (970) 925 -7819 FAX: (970) 925 -7395 • P58 In association with the Conceptual Major Development, the applicant is also requesting approvals for partial demolition and temporary on -site relocation of the Miner's cottage that currently houses Susie's consignment shop in order to fully restore its historical appearance and enable development of a new, properly engineered foundation and basement. The historic "Barn" building will be restored in its current location. As mentioned above, the non - historic building set along the alley will be demolished and redeveloped as provided in "The Proposal," below. Existing Conditions The plans set prepared by Oz Architecture and provided herewith include an existing conditions site plan and photographs of existing conditions, along with graphic depictions of all proposed changes. The historic commercial buildings are a Victorian Era Miner's Cottage and an outbuilding ( "Barn"), both of which were originally constructed in the 1880s. This property was designated to the Aspen Inventory of Historic Landmark Sites and Structures (the Inventory) in June of 2000. The Architectural Inventory Form describes the main structure as a typical wood -frame Miner's Cottage with a gable -end facing the street, a pair of double hung windows, and a cross -gable parallel to the street with a shed roof porch infilling the corner. It is a single -story structure with wood horizontal siding and original vertically proportioned double hung windows. The porch has simple details and its floor is at grade. Window trim has a triangular pediment over principal windows which appear to be the original windows. The historic entry door is intact. A pair of additions has been made to the rear of the building. There is also a separate two -story structure on the alley that is not historic and will be demolished for redevelopment. The original open metal fence defines the street frontage and a large spruce tree occupies the northwest corner of the property. The original use of the Victorian cottage and the outbuilding was residential; however, these building have long since been converted through adaptive reuse to commercial purposes. The proposed development will continue the commercial use of the two historic buildings at the front of the property, while the new building proposed along the alley will contain both commercial and residential space. As such, it will become a mixed -use property. This is explained in more detail in "The Proposal" section of this application, below. The two historic structures were found to be significant for their position in the context of Aspen's mining era. They are considered to describe the nature of the life of an average family or individual during that period, while being representative of the construction techniques and materials available at the time. The buildings were found to retain the original scale and form, with the window openings intact and the character of the buildings retained. The additions in the back, while in scale with the original structures, have not themselves deemed to have achieved historic significance. Susie's Remodel - BPC Conceptual Application Page 2 The Proposal As mentioned above, the property is located in the City of Aspen's C -1 Zone District. The proposed changes and development are all clearly and thoroughly depicted on the accompanying plans set prepared by Oz Architecture. Highlights of the proposal are described below in narrative form. The applicant proposes to restore the two historic resources (the Miner's cottage and the barn) to their original appearance (see Plan Sheet H -15). Both structures will have their siding replaced with natural barn siding for an enhanced and more consistent historical appearance. Additionally, as necessary, new gutters and downspouts and new metal roofs will be installed on both of these historic buildings. The restoration efforts on the Miner's cottage will also include the removal of two non - historic additions at the rear, the construction of a new raised wood porch, and the restoration and replacement of windows to restore original proportions and detailing. The Miner's cottage will be temporarily relocated on -site to accommodate construction of properly engineered foundation with a basement. With this, the Miner's cottage is proposed to be relocated seven and one -half (7.5) feet to the west of its current location while maintaining its historic setback from Hopkins Avenue (see Plan Sheet H -14). This relocation will not change the distance of the cottage from Hopkins Avenue but will help to open the space between the historic commercial structures and create more pedestrian amenity space. The Historic Barn will be restored in its current location. As previously mentioned, the existing non - historic building on the southern portion of the lot (along the alley) will be demolished and redeveloped with a three -story structure, and when completed, the development will result again in three completely detached structures. No variances are required for this mixed -use project in the C -1 Zone District (see Exhibit 6). There is no minimum lot area per dwelling unit, no minimum lot width, no setback requirements, and no minimum distance between buildings for this type of development. The applicant is requesting a maximum height of 40 feet pursuant to the criteria of Chapter 26.412, Commercial Design Review. Although the third -story element is only proposed to be approximately 34'/2 feet, enclosure of the stair tower and elevator overrun will include an additional five and a half feet, thereby requiring the forty (4,0) foot height limit. The residential unit will contain 2,290 square feet of net livable area; the applicant will utilize one TDR to accommodate the 290 square foot increase, as allowed by the Code for the C -1 Zone. Additionally, the overall development complies with all FAR limits. Finally, the total free - market residential net livable area proposed is much less than the total above grade commercial FAR, - thereby complying with the Commercial/Residential ratio requirement of the C -1 zone. Next, the development complies with the Public Amenity Space requirements of Section 26.575.030 and the Utility /Trash/Recycle Service Area required by Code Section 26.575.060. Although the Public Amenity Space requirement in the C -1 Zone District is Susie's Remodel - HPC Conceptual Application Page 3 P59 ".1 twenty -five percent (25 %), since this is a redevelopment of a parcel that currently contains only 23% of public amenity space, the effective requirement is reduced to 23 %. Nevertheless, the proposed redevelopment actually increases the amount of public amenity space to approximately 29.7 %. The utility /trash/recycle service area is located along the alley frontage and, with the included access into and through it, meets all required dimensions and design standards. This development requires efforts to restore historic integrity and return the resources to their true historic appearance. As mentioned above, the restoration efforts to be undertaken include: • Removal of two non- historic additions from the rear of the Miner's cottage. • Development of a properly engineered foundation below the Miner's cottage. • The corner of the Miner's cottage where the smaller addition is being removed will be restored to its original appearance with new siding and a new window to match existing historic windows. • The siding on both. buildings will be replaced with natural barn siding for a more historically consistent appearance. • New metal roofs will be installed, and the gutters and downspouts will be replaced on both structures. • There will be a new raised wood porch in the same location as the existing porch on the Miner's cottage. • Finally, windows on the Miner's cottage will be restored to their original proportions and detailing. Review Requirements Given the above described proposal and accompanying plans set, approvals are needed for Conceptual Major Development, On -Site Relocation and (Partial) Demolition. Conceptual Development Plan Section 26.415.070(D)(3) & The HPC Conceptual Design Standards Conceptual Review focuses on the height, scale, massing, site plan and proportions of a proposal. Conceptual Development Plan approval is required for the development proposed by this application. The only applicable review standard for Conceptual Review is a determination of consistency with the City of Aspen Historic Preservation Design Guidelines (hereinafter "the Guidelines "). The applicant is not requesting any Floor Area bonuses. Accordingly, the following portion of this application demonstrates adequate consistency with a sufficient number of relevant guidelines, as called for in the italicized print on the very first page of the Guidelines, which specifically state that, ...not every guideline will apply to each project, and some balancing of the guidelines must occur on a case -by -case basis. The HPC must Susie's Remodel - HPC Conceptual Application Page 4 P61 determine that a significant number of relevant guidelines have been adequately met in order to approve a project proposal. Chapters 1 through 10 of the Historic Preservation Design Guidelines (the HP Guidelines) are applicable to the proposed development as they refer to the renovation of Historic Structures. Chapter 11 provides guidelines for new buildings on Landmark Properties and is likewise relevant to this development. Since Chapter 12 is concerned with design. in the Main Street Historic District and Chapter 13 concerns designs in the Commercial Core Historic District; thus, Chapters 12 and 13 do not apply to this proposal. The project has been designed to be generally consistent with the guidelines of Chapter 14, but specific consistency with these requirements will be demonstrated as part of the HPC's Final review. The relevant guidelines from Chapters 1 through 11 are outlined below in bold italicized text and each is followed by a response demonstrating compliance and/or consistency therewith, as applicable. Fences 1.1 Preserve Original Fences. 1.2 A new replacement fence should use materials that appear similar to that of the original. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. 1.4 New fence components should be similar in scale with those seen traditionally. 1.5 A side yard fence which extends between two homes should be set back from the street facing facade. 1.6 Replacement or new fencing between side yards and along the alley should be compatible with the historic content The original fence defining the Hopkins Avenue frontage will be preserved. No replacement fences are proposed. Guidelines 1.7 and 1.8 are not applicable to this development as there are no original retaining walls. Walkways 1.9 Maintain the established progression of public -to private spaces when considering a rehabilitation project. The established progression of public to private space will be maintained. and enhanced with the proposed development. The public sidewalk will continue to connect to semi- public walkways to .and between the two historic buildings, leading to the new building on the alley, ands will end in private commercial and residential spaces. The Miner's cottage is proposed to be relocated 7.5 feet to the west which will open the space between Susie's Remodel - HPC Conceptual Application Page 5 I& the two historic buildings thereby creating a better pedestrian experience and increased visibility for the resources. Private .Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. 1.12 Preserve and maintain historically significant planting designs. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. 1.14 Additions to the landscape that could interfere with historic structures area inappropriate. The large spruce tree at the northwest corner of the property will be preserved. Site Lighting 1.15 Minimize the visual impacts of site lighting. o 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. This standard is understood by the applicant and will be addressed at Final HPC Review. Streetscape 1.16 Preserve historically significant landscape and design features. 1.17 Maintain historic irrigation ditches as an integral component of the streetscape. All significant landscape designs and features in the public right -of -way will be preserved.. 2.1 Preserve original building materials. 2.2 Protect wood features from deterioration. 2.3 Plan repainting carefully. 2.4 Brick or stone that was not painted historically should not be painted, . 2.5 Repair deteriorated primary building materials by patching, piecinkin, consolidating or otherwise reinforcing the material. 2.6 Maintain masonry walls in good condition. 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 2.8 Do not use synthetic materials as replacements for primary building materials. Original building materials will be preserved to the extent practicable. The siding on the two buildings will be replaced with natural barn siding which will enhance the historical appearance of the resources. As appropriate, this standard will be more fully addressed at Final HPC Review. Susie's Remodel - HPC Conceptual Application Page 6 P63 2.9 Covering original building materials with new materials is inappropriate. 2.10 Consider removing later covering materials that have not achieved historic significance. The proposal does not include /involve the covering of original building materials. 3.1 Preserve the functional and decorative features of a historic window. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. 3.4 Match a replacement window to the original in its design. 3.5 In a replacement window, use materials that appear similar to the original. 3.6 Preserve the size and proportion of a historic window opening. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. Although this standard will be more specifically addressed at the time of Final HPC Review, the removal of two small, non - historic additions to the Miner's cottage will also entail the restoration of since lost windows to their original proportions and locations. One window will be added to the back of the building and will match existing historic windows. 4.1 Preserve historically significant doors. 4.2 Maintain the original size of a door and its opening. 4.3 When a historic door is damaged, repair it and maintain its general historic appearance. 4.4 If a new screen door is used, it should be in character with the primary door. 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. 4.6 If energy conservation and heat loss are .concerns, consider using a storm door instead of replacing a historic entry door. Although this standard will be more specifically addressed at the time of Final HPC Review, all historically significant doors will be preserved. Treatment of Porches 5.1 Preserve an original porch. 5.2 Avoid removing or covering historic materials and details on a porch. 5.3 Avoid . enclosing a historic front porch. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. Porch Replacement Susie's Remodel - HPC Conceptual Application Page 7 P64 5.5 If porch replacement is'necessary, reconstruct it to match the original inform and detail. The existing porch on the Miner's cottage will be replaced to match the original in form and detail. Treatment of Architectural Features 6.1 Preserve significant architectural features. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. 6.5 Do not guess at "historic" designs for replacement parts. 6.6 Replacement of missing elements may be included in repair activities. All significant architectural features will be restored and /or preserved, as applicable. Treatment of Roofs 7.1 Preserve the original form of a roof. 72 Preserve the original eave depth. 7.3 Minimize the visual impacts of skylights and other rooftop devices. The original roof form and the original eave depth will be preserved. No skylights are proposed for this development. Both structures will receive new metal roofs as part of the restoration efforts. 7.4A new chimney should be the same scale as those used historically. 7.5 Preserve original chimneys, even if they are made non-functional. 7.6 Wien planning a rooftop addition, preserve the overall appearance of the original roof. The existing building does not have a chimney and no chimney is proposed in the renovation. No rooftop addition is planned. 7.7 A new dormer should remain subordinate to the historic roof in scale and character. There are no new dormers proposed for the historic buildings. 7.8 Preserve original roof materials. Original roof materials will be preserved to the extent practicable, although new metal roofing is proposed for both historic structures. Susie's Remodel - HPC Conceptual Application Page 8 P65 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. ` 7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building. 7.11 Avoid using conjectural features on a roof. The replacement roof materials will convey a scale, color and texture similar to those used traditionally. There will be no conjectural features on or added to the roof. Secondary Structures 8.1 If an existing secondary structure, is historically significant, then it. must be preserved. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged The existing outbuilding (barn) next to the cottage has already been deemed historically significant and will be preserved. The building on the alley is not historic and will be demolished and replaced with a new mixed -use building. 8.3 Avoid attaching a garage or carport to the primary structure. 8.4A garage door should be compatible with the character of the historic structure. No garage or carport is proposed for the primary historic cottage or barn. A garage is proposed on the alley side of the new building. 8.5 Avoid moving a historic secondary structure from its original location. The historic secondary structure (barn) will remain in its current location. Preserving Building Locations and Foundations 9.1 Proposals to relocate a building will be considered on a case -by -case basis. 9.2 Moving an existing building that contributes to the character of a historic district should be avoided. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the r boundaries of its historic parcel. 9.4 Site the structure in a position similar to its historic orientation. 9.5 A new foundation should appear similar in design and materials to the historic foundation. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. 9.7A lightwell may be used to permit light into below grade living space. The Miner's cottage will be moved temporarily to allow for construction of a proper foundation and basement. The new foundation will be properly engineered and appear similar in design and materials to the historic foundation; the cottage will remain at its historic elevation above grade. The Miner's cottage is being relocated approximately Susie's Remodel - HPC Conceptual Application Page 9 •.. l seven and one -half feet to the west in order to provide more space between the historic buildings and thereby create a more pedestrian - friendly experience. Two light wells will be installed in the basement on the barely - visible west side of the cottage. 10.1 Preserve an older addition that has achieved historic significance in its own right. 10.2 A more recent addition that is not historically significant may be removed. There are two non - historically significant additions on the rear of the cottage and these will be removed. The cottage will then be restored to its original appearance. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 10.4 Design a new addition to be recognized as a product of its own time. 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street. 10.6 Design an addition to be compatible in size and scale with the main building. 10.7If it is necessaq to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. 10.8 Place, an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. 10.9 Roofforms should be similar to those of the historic building. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. 10.13 Set a rooftop addition back from the front of the building. 10.14 The roof form and slope of a new addition should be in character with the historic building. The only "addition" to the historic structure involves the new foundation and basement, neither of which will be visible. As such, the above cited criteria from Chapter 10 of the Guidelines are not applicable to the proposed development. Chapter 1.1 provides the guidelines for new buildings on landmarked properties. Said chapter states that when new building occurs on a historic property, it should reinforce the basic visual characteristics of the site. Imitating historic styles is generally discouraged. The Guidelines explain that "rather than imitating older buildings, a new design should relate to the fundamental characteristics of the historic resources while also conveying the stylistic trends of today." The specific guidelines of Chapter 11 are addressed below. Susie's Remodel - HPC Conceptual Application Page 10 P67 11.1 Orient the primary entrance of a new building to the street.. The primary entrance of the new building is oriented toward the street, but it is set behind the historic structures and the building resides along the alley frontage. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. The new building is a mixed -use building and does not have a front porch, but its primary entrance is clearly defined by a walkway /path from the sidewalk.. . 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. Although taller than the historic structures, the new building is set significantly back from the historic structures along the sidewalk. The new building is in scale with the adjacent portion of the building recently approved on the next door Berg property, the restored and remodeled Crandall Building on the other side of the alley, and the building located directly across the alley from the subject site. Additionally, the upper floors of the new building step back, away from the resources. The new structure is similar in scale and massing to the existing structures on the west and south sides as well as the approved structure (to be built this summer, 2012) on the east side. 11.4 Design a front elevation to be similar in scale to the historic building. 11.5 Use building forms that are similar to those of the historic property. 11.6 Use roof forms that are similar to those seen traditionally in the block. 11.7 hoof materials should appear similar in scale and texture to those used traditionally. Given the zoning of the parcel (C -1), it would not be reasonable or desirable to expect that the design of the front elevation of the new building would be similar in scale or form to the historic buildings. However, the new building is in scale and of similar form to the recently approved addition to the Berg property next door and the multi - family structure to the west, as well as the remodeled Crandall building and the building directly across the alley. The roof form of the new building will be similar to other, non - historic buildings on the block. It would not be appropriate for the roof form or materials to be similar in scale and texture to the historic buildings as this building will feature a predominantly flat roof; a pitched roof would produce inappropriate form, massing and scale. 11.8 Use building materials that contribute to a traditional sense of human scale. 11.9 Use building components that are similar in size and shape to those of the historic property. Susie's Remodel - HPC Conceptual Application Page 11 IM Again, given the C -1 zoning of the parcel, it would not be appropriate for the new building to use building components that are similar in size and shape to the historic resources. Nevertheless, the proposed development on the property breaks down the massing of the new building by using modules and varied building materials. The upper floors of the new building step back from the levels below so as to better inflect toward the resources. As mentioned above, the new building will be in scale with the new addition approved for the adjacent Berg property as well the buildings across the alley. 11.10 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Highly complex and ornately detailed revival styles that were not part of Aspen's history are especially discouraged on historic sites. The new building is clearly distinguishable from the historic buildings, but is visually compatible with the approved development on the adjacent lot. The new building is set more than ten (10) feet back from the historic buildings and its second and third floors are setback from lower levels. The new building proposes to use different but compatible materials from the historic buildings and its contemporary design will complement the historic buildings while clearly being a product of its own time. As mentioned above, the Guidelines of Chapter 14 are more directly applicable to Final Review than they are to Conceptual Review. Nevertheless, the project is and will be found consistent with Chapter 14's general guidelines addressing such topics as accessibility, color, .lighting, on -going maintenance, and treatment of mechanical equipment, service areas, driveways and parking; the elements of the proposal relative to many of these features are depicted on the accompanying plan sets. In summary, the foregoing has amply demonstrated an exceedingly high level of consistency with more than a "sufficient number of relevant guidelines. The proposal does not include a floor area bonus request. To the degree that any inconsistency with the Guidelines exists at all, such inconsistency is primarily the result of conflicting guidelines and the required balancing of goals. The proposed development maximizes the potential for consistency with the Guidelines. Conceptual Commercial Design Review The Commercial, Lodging and Historic District Design Objectives and Guidelines (the "Commercial Guidelines ") set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. They are organized to address the different design contexts that exist in the City. These distinct settings are defined as "Character Areas," within which variations exist among the physical features that define each area. The subject site is located in the Commercial Character Area, one block east of the Commercial Core. Susie's Remodel - HPC Conceptual Application Page 12 Per the Commercial Character Area Guidelines, all development projects should achieve the following design objectives: • Promote an interconnected circulation system that invites pedestrian use, including a continuous street and alley system and a respect for the natural topography; • Promote a system of public places that support activities, including public amenity spaces, compatible landscaping and paving, and unobtrusive off - street parking; and • Assure that buildings fit together to create a vibrant street edge that reinforces a sense of appropriate scale. The Commercial Zone District correlates with the Commercial Character Area and forms the immediate fringe of much of the Commercial Core Historic District (CC). Building heights and materials in this zone vary. Storefront design and display is a less dominant characteristic than in the CC area, and this intentionally diminishes the pedestrian experience in some places as compared with the core. The street wall is less defined than in the CC, and building facades are sometimes set back or include front yard space, which weakens the edge. The purpose of the Commercial (C -1) zone district is enumerated in Section 26.710.150(A) as follows: ... to provide for the establishment of mixed -use buildings with commercial uses on the ground floor, opportunities for affordable and free- market residential density. A transition between the CC and surrounding residential neighborhoods has been implemented through a. slight reduction in allowable floor area as compared to the Commercial Core, the ability to occupy the Ground Floor with offices, and a separate Chapter in the Commercial Design Guidelines., [Emphasis added] As provided in the above - cited, codified "Purpose" statement, by complying with the zoning and associated dimensional requirements, this proposal has already succeeded in transitioning from the CC to the surrounding residential neighborhood.. Moreover, this proposal leaves more than 8,000 square feet of FAR on the table /unused and, other than the stairway /elevator overrun centered on the roof form, ,the new building is below the height limit. The key design objectives in the Commercial Character Area are as follows: 1. Strengthen the sense of relatedness with the Commercial Core Historic District. Strengthening the definition of the street edge in a manner similar to the Commercial Core is desired. At the same time, the Commercial Area is a place where more variety in design is encouraged. Imitating historic styles is not an objective, 'but re- establishing a sense of a stronger fundamental framework will enhance the urban qualities of this area and is a priority. Susie's Remodel - HPC Conceptual Application Page 13 P70 2. Maintain a retail orientation. Greater retail presence at the street edge should be achieved to ensure an enhanced street vitality and an enriched and more urban definition of the commercial street frontage. 3. Promote creative, contemporary design. Designs should seek creative new solutions that convey the community's continuing interest in exploring innovations. At the same time, the fundamental principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented in the following pages. 4. Encourage a well - defined street wall. The intent is to more clearly establish a strongly defined street wall, but with some greater variety than in the Commercial Core Historic District since the historic building edge is not as defined. A stronger street fagade definition should be achieved while at the same time recognizing the value ofpublic dining and landscaped space. S. Reflect the variety in building heights seen traditionally. It is important that a range and variation in building height and scale in the Commercial Area be recognized in future development. Larger buildings should be varied in height and reflect original lot widths. 6. Accommodate outdoor public spaces while establishing a clear definition to the street edge. Providing space in association with individual buildings remains important, but should be balanced with much greater building street presence and corner definition. 7. Promote variety in the street level experience. Display cases, architectural details and landscaping are among the design elements that should be used. The Miner's cottage and the barn will maintain their current distance from and orientation toward the street edge after the proposed renovations are completed, while the new construction's unique and innovative design will enhance the street vitality. The proposed renovation restores the original design and integrity ' of the historic buildings while simultaneously infusing behind the resources an innovative contemporary building that will clearly be viewed as a product of its own time. The new building recognizes the importance of having varied building heights in the Commercial Character Area and reflects this goal relative to structures on surrounding properties. Outlined below is each of the Commercial Character Area's Conceptual Review Design Guidelines in italicized print, followed by a description of the proposal's compliance and/or consistency therewith, as applicable. Susie's Remodel - HPC Conceptual Application Page 14 P71 1.1 Orient a primary entrance toward the street. o A building should have a clearly defined primary entrance. o Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. The buildings are on a 6,000 square foot lot and each of the historic buildings will continue to have a clearly defined primary entrance on Hopkins Avenue, recessed from the street edge. -The new building, which is situated behind the historic buildings, will also have a clearly defined primary entrance. All front entrances are clearly defined "by walking path access as well. 1.2 Maintain the established town grid in all projects. o 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. All streets and alleys will be retained and will provide maximum public access. No streets or alleys will be enclosed or closed to public access. Internal Walkways 1.3 Public walkways and through courts should be designed to create access to additional commercial space. The public walkway and through court will be somewhat larger than what currently exists in order to access the new mixed -use building that will sit behind the two historic resources and to visually accentuate the resources. 1.4 Develop an alley facade to create visual interest. Materials and massing variation are used creatively yet practically along the alley side to enhance visual interest and reduce the perceived scale of the building. The new building also employs varied building setbacks along the alley 1.5 The visual impacts of structured parking should be minimized. The access shall be: Located on an alley when feasible or a secondary street, designed with the same attention to detail and materials as the primary building fagade, and integrated into the building design. 1.6 Structured parking should be placed within a 'wrap' of commercial_ and/or residential uses. There is currently no off - street parking on the site. The proposed development includes a two -car garage in the new building that will be accessed from the alley. One of the Susie's Remodel - HPC Conceptual Application Page 15 P72 garage spaces will serve the residence while the other will be dedicated to commercial use. Public Amenity Space 1.7A street facing amenity space shall meet all of the following requirements: • Abut the public sidewalk • Be level with the sidewalk • Be open to the sky • Be directly accessible to the public • Be paved or otherwise landscaped 1.8 A street facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Area. 1.9 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: • Streetfurniture o Public art • Historical /interpretive marker The site currently maintains approximately 23% public amenity space. The proposed development will increase this space to approximately 29.7% and this space will continue to abut the public sidewalk. The public amenity space will be level with the sidewalk, open to the sky, directly accessible to the public and will be paved and/or landscaped. The pedestrian amenity space is being enhanced by the proposed development. 1.18 Maintain the alignment of facades at the sidewalk's edge. • Place as much of the facade of the building at the property line as possible. • A minimum of 60% of the front facade shall be at the property line. o Locating an entire building front behind the established storefront line is inappropriate. 1.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Alley System and Public Amenity Space guidelines. The historic buildings will maintain the existing alignment of the front facades, which are recessed from the street edge. Although the Miner's cottage will be relocated seven and one -half (7.5) feet to the west of its current location, its front facade distance from the sidewalk edge will not change. 1.20 Building facades shall be parallel to the facing street(s) and primary entrances shall be oriented toward the street. 1.21 Orient a new building to be parallel to its lot lines, similar to that of traditional building_ orientations. o The front of a primary structure shall be oriented to the street. The facades of the existing buildings and the proposed new building are all parallel to the street and their primary entrances are oriented toward and parallel with the street. Susie's Remodel - ETC Conceptual Application Page 16 P73 1.22 Building faVade height shall be varied from the faVade height of adjacent buildings of the same number of stories by a minimum of 2 feet. If an existing structure is three stories and 38 ft tall for example, then adjacent new infill may be three stories, but must vary in faVade height by a minimum of 2 ft. 1.23 A new building or addition should reflect the range and variation in building height of the Commercial Area. Refer to the zone district regulations to determine the maximum height on the subject property. o A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. The maximum height in the C1 zone district is established at twenty -eight feet for two - story elements and thirty -six (36) feet for three -story elements of a building, which may be increased to forty (40) feet through Commercial Design Review. The proposed three - story building has a maximum height of forty feet at the stair tower that is centered on the roof. The predominant roof line of this new building is at 34' -6 "; however, due to the height of the stair tower enclosure the applicant is asking the HPC to increase the allowed height to 40 feet. The Berg residence is on the lot next door to the east. The proposed building on the alley is one story taller than the approved addition on the Berg property, but only slightly taller than the Crandall building on the other side of the alley. The structure to the west of the subject property is an approximately 10,000 square foot, 21/2 -story multi - family townhome building; this building is immediately adjacent to the historic Miner's cottage. The proposed new building will be somewhat taller than this adjacent building, but as mentioned throughout this application, will be located along the alley. As such, the proposed new building varies in height from adjacent buildings by more than the prescribed two (2) feet but not so dramatically that compatibility is compromised. 1.24 Height variation should be achieved using one or more of the following: • Vary the building height in accordance with traditional lot width. • Set back the upper floor to vary the building fagade profile(s) and the roof forms across the width and the depth of the building. • Vary the fagade (or parapet) heights at the front. • Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. This proposal envisions a separate three - stoiy structure which is setback ten and one -half feet (10' -6 ") from the historic structures and approximately 50 feet from the front property line. Additionally, the upper floors step.back from the levels below so as to recede and provide visual relief. The creative use of exterior materials on the new building also assist in reducing its perceived scale while breaking down its massing. 1.25 On sites comprising more than two traditional lot widths, the fapade height shall be varied to reflect traditional lot width. Susie's Remodel - HPC Conceptual Application Page 17 P74 1.26 Buildings on sites comprising more.than two traditional lot widths shall achieve a minimum of two of the following: Since this site is comprised of only two traditional lot widths these standards are not applicable. 1.27A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. 1.28 New development adjacent to a single story historic building that was originally constructed for residential use shall not exceed 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure within the same block face. Although the adjacent Berg property contains a single story historic residence, the two historic resources on the subject property (the Miner's cottage and Barn) are also single story structures. The new development proposed in this application will be behind the two historic resources on the subject property and will be adjacent to the new two -story building addition that was approved along the alley for the Berg property. Demolition, Section 26.415.080(A)(4) Section 26.415.080(A)(4) of the Code provides that the HPC shall review the application, staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner /applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance, and Additionally, for approval to demolish, all of the following criteria must be met. a. The structure does not contribute to the significance of the parcel or historic district in which it is located, and Susie's Remodel - FTC Conceptual Application Page 18 P75 b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and . c. Demolition of the structure will be inconsequential to the historic . preservation needs of the area. The building on the alley that is proposed to be demolished cannot practically be moved to another location in Aspen. Furthermore, it maintains no historic significance, thus, such an effort would be unnecessary. Additionally, since it does not contribute to the historic significance of the parcel, the loss of this structure will not adversely affect the adjacent designated property (Berg) and demolition of the structure will be inconsequential to the historic preservation needs of the area. With regard to the historic structures, the applicant proposes demolition of only the non- historic and inappropriate additions and alterations to the real of the Miner's cottage. There is no documentation to support or demonstrate that the building portions to be demolished have historic, architectural, archaeological, engineering or cultural significance. The additions and the non - historic elements of the historic Miner's cottage do not contribute to the significance of the parcel, and the loss of these structures (or portions thereof) will not adversely affect the integrity of either the resource or its relationship to adjacent designated properties. The overall historic integrity and resource value of the property will be greatly enhanced by development of the proposed plans. On -Site Relocation, Section 26.415.090(C) The intent of Chapter 26.415 is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant, as is the case here. Section 26.415.090(C) of the Code provides the standards for the relocation of designated properties and states that, Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or Susie's Remodel- HPC Conceptual Application Page 19 W-I 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe, relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Please refer to Plan Sheet H -14 for a graphic depiction of the proposed on -site relocation. The applicant proposes only on -site and temporary relocation of the historic Miner's cottage in order to develop a proper foundation and basement space.. Once the foundation and basement are completed the cabin will be relocated approximately seven and a half feet (7.5) to the west of its current location. Its distance from the front property line will not change. This relocation will help to increase the public amenity space between the two historic structures and increase their visibility. The ability to develop basement space provides the main incentive to undertaking the cost and endeavor of stabilizing, and relocating the structure which needs a new foundation anyway. . Given the foregoing, it is fair to say that the relocation activity provides an acceptable preservation method given the character and integrity of the building. In fact, the relocation activity and ability to place usable basement space below the Miner's cottage provides an incentive for restoration and preservation. The move will not adversely affect the integrity of the historic district or diminish the historic, architectural or aesthetic relationships of adjacent designated properties. The structure will be properly supported prior to any relocation activity. A letter from a building relocation expert will be provided with the Final HPC application to substantiate that the structure is capable of withstanding the physical impacts of the proposed relocation. Finally, a plan for safe relocation, repair and preservation of the buildings, along with provision of the necessary financial security will be provided with the Final HPC application and/or building permit application, as required. Susie's Remodel - HPC Conceptual Application Page 20 P77 It is hoped that the information provided herein and in the accompanying plan sets proves helpful in the review and approval of this exceptional project and exemplary preservation effort. If you should have any questions or desire any additional information, please do not hesitate to contact me. Truly yours, . Haas Land Planning, LLC MitcXL s Owner /Manager ATTACHMENTS Exhibit 1: Completed Land Use Application & Dimensional Requirements Forms Exhibit 2: Pre - Application Conference Summary Exhibit 3: Proof of Ownership & Statement of Authority Exhibit 4: Authorization to Represent Exhibit 5: Architectural Inventory Form Exhibit 6: Dimensional Requirements for the C -1 Zone District Exhibit 7: Agreement for Payment of Application Fees Exhibit 8: r. Affected Property Owners List ACCOMPANYING PLAN SETS Sheet H -0: Cover Page Sheet H -1: Existing Survey Sheet H -2: Site Plan Sheet H -3: Existing and Proposed Pedestrian Amenity Sheet H -4: Level 0 (Basement) Plan Sheet H -5: Level 1 Plan Sheet H -6: Level 2 Plan Sheet H -7: Level 3 Plan Sheet H -8: Roof Plan Sheet H -9: West Elevations Sheet H -10: East Elevations Sheet H -11: North Elevations Sheet H -12: South Elevations Sheet H -13: Perspectives Sheet H -14: Building Relocation Plan Sheet H -15: Restoration Efforts and Photos Susie's Remodel - HPC Conceptual Application Page 21 P78 ATTACHMENT 2 - Historic Preservation Land Use Application _ RECEIVED PROJECT: i MAR 2 3 2912 Name: U [ CITY OF A81"EN Location: ~ � A/0 n l� Ar ; e9MMUNITY DEVELOPMENT Uit Et (s- l c I ow -s-3k o ,ae (Indicate street addr6ss, lot & block number or metes And bounds description of properiy) Parcel ID # (REQUIRED) _M7 / % -'�� I PPLICANT: fame: k n 0 I o c_ j q17 l_L C, /� � / .ddress: _ J, E he k1Iasi �Tll L �`f�t�('in , CO �r hone #: Fax#: E -mail: REPRESENTATIVE: J •. Name: teas land Address: Zo 1 , I v I- St l Co W �� 1 Phone #: "i 1!� °' T W I q Fax #: �Z-�7- 3 l 5 E -mail: M t c O- 1'1 l AL S 050 ME OF APPLICATION: (please check all that apply): ❑ Historic Designation „�' Relocation (temporary, on ❑ Certificate of No Negative Effect ❑ or off -site) ❑ Certificate of Appropriateness Demolition (total demolition) r)(-?A14­"' 14L ❑ -Minor Historic Development bUv•I h 0 -Major Historic Development E! Historic Landmark Lot pli - Conceptual Historic Development ❑ -Final Historic Development - Substantial Amendment XISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) A5-kn6,harm a4 d ool6u,.1 -Aaf �q . bee/ • J - PR{�oPosAL: (description of proposed buildings, uses, modifications, etc.) j �f C , � � 7'' r 6�f �i f��?rl iL� l '° G��i�' � • ,buy �C�i1� � � ' V Uv74 Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 FT-Fe General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES. NO ❑ Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration? ❑ Does the work you are planning include interior work; including remodeling, rehabilitation, or restoration? ❑ ❑ Do you plan other future changes or improvements that could be reviewed at this time? ❑ ❑ In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior's Standards for Rehabilitation or restoration of a National Register of Historic Places property in order to qualify for state or federal tax credits? ❑ ❑ If yes, are you seeking federal rehabilitation investment tax credits in conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner- occupied residential properties are not.) ❑ - ❑ If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use: ❑Rehabilitation Loan Fund ❑ Conservation Easement Program ❑'Dimensional Variances ❑ Increased Density ❑Historic Landmark Lot Split ❑ Waiver of Park Dedication Fees ❑ Conditional Uses ❑ Exemption from Growth Management Quota System ❑ Tax Credits Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) f, Wo o ki rls hir -no- (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: 7,7�-4 S4 Proposed.•, 36 -7sF Number of residential units: Existing: () Proposed: Number of bedrooms: Existing: 19 Proposed % of demolition: DDAENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing. ��r jA llowable: 0)o s Proposed:_�S- Height Principal Bldg.: Existing: nl % Allowable: �Proposed.• 3 A Accessory Bldg.: Existing: Allowable. /u Proposed.- IVIA, On -Site parking: Existing: N (,inP Required.• f VDrn p Proposed: / 0 % Site coverage: Existing: Required.• Proposed: %.Open Space: Existing: ' 7 Required. ice o Proposed. 'ZQ iy Front Setback: Existing: IV IA Required: 11)1-A Proposed: Al A Rear Setback: Existing: Required: IV Proposed: Combined Front/Rear: Indicate N, S. E, W Existing: 411�' �' Required..Yl Proposed.• Side Setback: Existing: Required: �� Proposed. I Side Setback: Existing: Required .• Proposed: Combined Sides: Existing: Required: / A Proposed. Distance between Existing: �A_Required: / V' v Proposed: T1 buildings: Existing non - conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variances needed): �- M, I�DG k U rT I qo _(�vf Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 un ca m �i N P-4 0 0 N N U3 Ei 0 CIS .7�. b a pp .3 ..0 9 U U U U U U V] p ^ V] V] V] V] w in O Off❑ W O OUvp . N pu fg l O O O O O b u v u u pd ,C> Lfl v •� L�i � � rLq a A PL4 to bA :', by u b0 by u b0 .�i by cd bA c0 El z �V, i 9 �i �i v C. to Qi bbpo v by �' b0 .a. bA ti• d• d' cn bn p �y C p 8 O O tD p \O O �p O lD O �D O O ® !�. Pa o Pi N P1 N P� N Pq N Ai N P-1 O O � + Q a D O N 0 •�... 0 •0 O O O O 0 0 'Y � OyA Y t4 Om OM �N S 0 0 ANN cU Q P� Pi Pi Pi r- .s6 . o °o 0 U a� vi r, U I� O *+ ..�•� y zR 64 N t— U N U W y 64 6 p p 0 6N9 6q 01). b9 CIS ob o P� •U O ti AA� 0 0 •cad .�".�� L7. Cy �� U •° N y n o N M y 00 p `n tn 0 U -i N N �t N M O cn M �E $ N �.j N ;4 a; Q\ NJ 0 i CN dam^ cd Q, O ~ O O VJ d O O V 0 Q Ey cd Q� cd cd O •d 4.4 �' a - O 34 �+ tw 0 o O A Z A a ° ..• ° 0.0 R, •�' 3 0 �� " A �" w •� rA a U � O ca m �i N P-4 0 0 N N U3 Ei 0 CIS .7�. b a CITY OF ASPEN PRE - APPLICATION CONFERENCE SUMMARY �di fl� •pb }A I�:1 ��t��; f L f� f a PLANNER: Amy Guthrie, 970.429.2758 DATE: 2.27.12 PROJECT: 6231625 E. Hopkins, Lots F and G, Block 99 DESCRIPTION: The subject parcel is 6,000 square feet in size and contains a Victorian era home and a historic outbuilding that has been converted to commercial use. The applicant proposes to remodel the historic structures, and to demolish the existing building along the alley and replace it. The historic structures will be temporarily lifted in order to construct basements below them. Design review will be according to two sets of guidelines; the Historic REG""FIVED, Preservation Design Guidelines and the Commercial Design Standards. HPC will- review the condition and history of the buildings on the site and MAR 2 3 2012 must approve any alteration, on -site relocation, or demolition. CITY OF ASPEN HPC can consider variances, including an FAR bonus of up to 500 square COMMUNITY DEVELOPMENT feet, setback or parking waivers, if they are necessary to preserving the 'buildings. The applicant is advised to consult with the Parks Department at an early date regarding tree preservation requirements. Affordable housing mitigation is dependent on the amount of new net leasable- space that is created. The applicant proposes one free market unit, which is exempt from Growth Management. Relevant Land Use Code Section(s): 26.304 26.412 26.415.070.D 26.415.080 26.415.090 26.415.110 26.470.060.4 26.470.070.1 26:515 26.575.020 26:710.150 Common Development Review Procedures 4 Commercial Design Standards Major Developmr eht ' Demolition'of designated properties Relocation of designated properties Benefits Administrative GMQS or Minor GMQS Off - Street Parking Calculations and Measurements C -1 Zone District Land Use Code: http://www.aspenpitkin.com/ Departments / Community- Development/PIanning- and- Zoning/Title -26- Land- Use - Code / HPC Design Guidelines: http: / /Www.aspenpitkin.com /Departments/ Community - Development/ Historic - Preservation /Historic- Properties/ P84 Review by: Staff for completeness, HPC -for determination of approval Public Hearing: Yes, at HPC. Referral Agencies: None. Planning Fees: $1,890 for 6 billable hours (additional or less billable hours are at $315 per hour) Referral Agency Fees: None. Total Deposit: $1,890. • Proof of ownership with payment. • Signed fee agreement. • Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative authorized to act on behalf of the applicant. • Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. ❑ Total deposit for review of the application. ❑ 10 Copies of the complete application packet and maps. ❑ An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. ❑ Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. (This requirement, or any part thereof, may be .waived by the Community Development Department if the project is determined not to warrant a survey document.) ❑ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed.' List of adjacent property owners within 300' for public hearing ❑ Copies of prior approvals. ❑ Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building - related and accessibility regulations. You may contact the Building Department at 920 75090 for additional information. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. Assessor Property Search I Assessor Subset Query I Assessor Sales Search Clerk & Recorder Reception Search I Treasurer Tax Search Search Basic Building Characteristics I Value Summary Parcel Detail Value Detail I Sales Detail I Residential/Commercial Improvement Detail Owner Detail I Land Detail I Photographs Tax Area I Account Number I Parcel Number 2011 Mill Levy 001 FR000250 273718212001 31.653 Primary Owner Name and Address ASPEN BLOCK 99 LLC 532 E HOPKINS AVE ASPEN, CO 81611 Additional Owner Detail Legal Description Subdivision: CITY AND TOWNSITE OF ASPEN Block: 99 Lot: F AND: - Lot: Thru G Location Physical Address: 1623 E HOPKINS AVE ASPEN Subdivision: 11CITY AND TOWNSITE OF ASPEN Land Ac 10.000 Land-Sq F:t: 6,000 2011 Property Value Summary Actual Value 71. Assessed Value Land: 2,805,0001F- 813,450 Improvements: 284,400 F--- 82,480 Total: 11 ,089,400 3,089,40011-- 895,930 II Sale Date: 1111 /17/2010 II httn: / /www.nitkinassessor.orL/ assessor / parcel .asp ?AccountNumber= R000250 2/23/201 Parcel Detail P86 11 Sale Price: (12;500,000 Additional Sales Detail Basic Building Characteristics Number of Residential Buil 10 Number of Comm/Ind Buildings: 3 r Top of Page Assessor Database Search Options Pitkin County Home Page Page 2 of 2 The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. r http: / /www.pitkinassessor.org /assessor /parcel .asp ?AccountNumber= R000250 2/23/201 Commercial/Industrial Building Occurrence 0 Characteristics MERCK FIRST FLO 1961 Total Area: I 961 Property Class. 'IMPROVEMENT MERCHANDISING - Actual Year Built: 1888 Effective Year Built: 111978 Quality of Coinstruc JAVERAGE Exterior IFAIR Interior IFAIR Neighbojrho o ICOA COMMERCIAL "C" r Top of Page Assessor Database Search Options Pitkin County Home Page Page 2 of 2 The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. r http: / /www.pitkinassessor.org /assessor /parcel .asp ?AccountNumber= R000250 2/23/201 P87 Document must be filed electronically. Paper documents will not be accepted. Document processing fee Fees & forms /cover sheets are subject to change. To access other information or print copies of filed documents, visit www.sos.state.co.us and select Business Center. Colorado Secretary of State ° Date and Time: 10/19/2010 01:20 PM ID Number: 20101576104 $50.00 Document number: 20101576104 Amount Paid: $50.00 ABOVE SPACE FOR OFFICE USE ONLY Articles of Organization filed pursuant to § 7 -80 -203 and § 7 -80 -204 of the Colorado Revised Statutes (C.R.S.) 1. The domestic entity name of the limited liability company is Aspen Block 99 LLC (The name ofa limited liability company must contain the term or abbreviation "limited liability company ", "Itd. liability company ", "limited liability co. ", "Itd. liability co. ". 'limited ", " I.I.c. ", "11c or 'l(d. ". See §7 -90 -601. C.R.S.) (Caution: The use of certain terms or abbreviations are restricted by law. Read instructions for more information) 2. The principal office address of the limited liability company's initial prindipal office is Street address 532 E. Hopkins Ave (Street number and name) Aspen (Cih') (Province — if applicable) CO 81611 (State (Z IP /Postal Code) United/ States (Country) Mailing address (leave blank if same as street address) (Street number and name or Post Office Box information) (City) (State) (ZIP /Postal Code) (Province — if applicable) (Country) 3. The registered agent name and registered agent address of the limited liability company's initial registered agent are Name. (if an individual) Uhlig David C (Last) (First) (Middle) (Suffix) OR (if an entity) (Caution: Do not provide both an individual and an entity name.) Street address 201 North Mill Street suite 203 (Street number and name) Aspen Co 81611 (City) (State) (ZIP Code) ARTORG LLC Page 1 of 3 Rev. 02/28/2008 .. Mailing address (leave blank if same as street address) (Street number and name or Post Office Box information) (Cih) CO (State) (ZIP Code) (The following statement is adopted by marking the box.) The person appointed as registered agent has consented to being so appointed. 4. The true name and mailing address of the person forming the limited liability company are Name Uhlig- David C (if an individual) (Last) (First) (Middle) OR (if an entity) (Caution: Do not provide both an individual and an entity name) Mailing address 201 North Mill Street (Street number and name or Post Office Box information) Suite 203 Aspen (Cih') (Province — ifapplicable) CO 81611 (State) (ZIP /Postal Code). United States . (Country) (Ifthe followingstatement applies, adopt the statement by marking the box and include an attachment.) ❑ The limited liability company has one or more additional persons forming the limited liability company and the name and mailing address of each such person are stated in an attachment. 5. The management of the limited liability company is vested in (Mark the applicable box.) ❑ one or more managers. OR ❑ the members. 6. (The following statement is adopted by marking the box.) ❑✓ There is at least one member of the limited liability company. %. (If the following statement applies, adopt the statement by marking the box and include an attachment.) ❑ This document contains additional information as provided by law. 8.. (Caution: Leave blank if the document does not have a delayed effective date. Stating a delayed effective date has significant legal consequences. Read instructions before entering a date.) 0 (Suffix) . (If the following statement applies, adopt the statement by entering a date and, if applicable, time using the required format.) The delayed effective date and, if applicable, time of this document is /are (mm/dd/yyyy hour: minute am /pm) ARTORG_LLC Page 2 of 3 Rev. 02/28/2008 .., Notice: Causing this document to be delivered to.the Secretary of State for filing shall constitute the affirmation or acknowledgment of each individual causing such delivery, under penalties of perjury, that the document is the individual's act and deed, or that the individual-in good faith believes the document is the act and deed of the person on whose behalf the individual is causing the document to be delivered for filing, taken in conformity with the requirements of part 3 of article 90 of title 7, C.R.S., the constituent documents, and the organic statutes, and that the individual in good faith believes the facts stated in the document are true and the document complies with the requirements of that Part, the constituent documents, and the organic statutes. This perjury notice applies to each individual who causes this document to be delivered to the Secretary of State, whether or not such individual is named in the document as one who has caused it to be delivered. 9. The true name and mailing address of the individual causing the document to be delivered for .filing are Uhlig David C (Last) (First) (Middle) (Suffix) 201 North Mill Street (Street number and name or Post Office Box information) Suite 203 Aspen CO 81611 (City) (State) (ZIP /Postal Code) United States (Province — ifopplicable) (Country) (If the following statement applies. adopt the statement by marking the box and include an attachment.) ❑ This document contains the true name and mailing address of one or more additional individuals causing the document to be delivered for filing. Disclaimer: This form/cover sheet, and any related instructions, are not intended to provide legal, business or tax advice, and are furnished without representation or warranty. While this form/cover sheet is believed to satisfy minimum legal requirements as of its revision date, compliance with applicable law, as the same may be amended from time to time, remains the responsibility of the user of this form/cover sheet. Questions should be addressed to the user's legal, business or tax advisor(s). ARTORG LLC Page 3 of 3 Rev. 02/28/2008 ME ASPEN BLOCK 99, LLC WRITTEN CONSENT OF MANAGER IN LIEU OF MEETING October 26, 2010 The undersigned, being the Manager of Aspen Block 99, LLC, a Colorado limited liability company (the "Company "), does hereby consent to the following resolutions: RESOLVED: That David C. Uhlig is appointed as the third parry designee of the Company for the sole purpose of applying for and obtaining a Tax Identification Number for the Company from the Internal Revenue Service. RESOLVED: That David C. Uhlig is authorized to answer questions on the application for a Tax Identification Number for the Company. IN WI'T'NESS WIaEREOP, this instrument has been executed by the Company's Manager. MANAGER: AUSTIN LAWRENCE PARTNERS, LLC, a Colorado ji4iited liability company By: 1 ° N . e: ory ill Title: c6 c� c-ti- S-' RECEPTION #: 575248, 11.11712010 at 03 :34 :07 PIN, 1 OF 1, R S1i.00 DF $0.00 Doc Code AUTH .Janice K. Vos Caudill, Pitkin County, CO STATEMENT OF AUTHORITY (38 -30 -172, C.R.S.) 1. This Statement of Authority relates to an entity named Aspen Block 99 LLC, a Colorado Limited Liability Company And is executed on behalf of the entity pursuant to the provisions of Section 38 -30 -172, C.R.S. 2. The type of entity is a: Limited Liability Company 3. The mailing address for the entity is: .Z bQ 4. The entity is formed under the laws of:0- 1�sF <� 5. The name of the person(s) authorized to execute instruments conveying, encumbering, or otherwise affecting title to real pr perty on behalf of the entity is: 6. The authority of the foregoing person(s) to bind the entity is Not limited OR WL imited as -e follows: 7. Other matters concemin the manner in which the entity deals with interest in real property: Dated this 17"' day of November, 2010. Aspen Block 99 LLC, a Colorado Limited Liability Company ° By: Austin Lawrence Partners, LLC, a Colorado Limited Liability Company By: Grego ills Mana r State of Colorado ) ) ss. County of Pitkin ) The foregoing instrument was subscribed and swom to before me this l 7th day of November, 2010, by Gregory P. Hills, Manager of Austin Lawrence Partners, LLC, a Colorado Limited Liability Company, Manger of Aspen Block 99 LLC, a Colorado Limited Liability Company Witness my hand and official seal. LDRUCIL� DORN UBLIC OLORADO MY Commission Exires 041211201 tar ublic: Druci a orn My commission expires: 4121/2011 Statement of Authority — Buyer P91 P92 IBIT b P93 G� City of Aspen Community Development Dept. 130 S. Galena Street Aspen, CO 81611 RE: 623 East Hopkins Avenue, Aspen Lots F and G, Block 99, City and Townsite of Aspen (PID# 2737- 182 -12 -001) Request for Conceptual Major Development, On -Site Relocation, and. Demolition To whom it may concern: As applicant for the above requested approvals for 623 East Hopkins Avenue, Aspen, Aspen Block 99, LLC hereby authorizes Haas Land Planning, LLC (HLP) and Oz Architecture (OZ) to act as designated and authorized representatives for the preparation, submittal and processing of the application requesting the approvals listed above, as well as, any subsequent applications that may be associated therewith. HLP and OZ are also authorized to represent Aspen Block 99, LLC in meetings with City staff, the Historic Preservation Commission, the Planning and Zoning Commission, and the Aspen City Council. Should you have any need to contact us during the course of your review, please -do so through Haas Land Planning, LLC. Yours truly, Aspen Block 99, LLC 532 E. Hopkins Ave Aspen, CO 81611 Z� Z2 '�� /' y: dV gH i Aspen Block 99, LLC 532 E. Hopkins Ave Aspen, CO 81611 P94 f OAHP14W Rev. 9198 COLORADO CULTURAL RESOURCE SURVEY Architeptural inventory F®rm (page "1 of 4) 1. I6ENti0cAf!ON Official eligibility determination (OAHP use.only) Date Initials Determined Eligible -NR DetgRginpo Not Eligible- NR Detenm fined Eligible = sk Determined Not Eligible- SR Need pats _ Contributes td.eligible NR District NoriconfribOng (o eligible NR District 1. Resource. nu*Mbelr. 5PTA 81 2. Temporary resource number: 623.EHO (623.EH) 3. County: Pitkin 4. City: Aspen 5. Historic building name. Charles Cram House 6. Current building name: 7. Building address: 623 East Hopkins 8. Owner name and address: Bogaert Family Trust PO Box 300792, Escondido CA 92030 and PO Box 1166 Aspen CO 81612 11, Geographic Information 9. P.M. 6 Township 10 South Range 84 West SE 1/¢ of SE 1/4 of SW 1/4 of SW 1/4 of Section 10. UTM reference Zone 1 3; 3. 4 3 1 8 0 mE 4 3 '3 9 . 1 1 0 MN 11. USGS quad name: Aspen Quadrangle Year: 1960, Photo Rev: 1987 Map scale: 7.5' X 15 Attach photo copy of appropriate map section. 12, Lot(s): F & G Block:. 99 Addition: Year of Addition: 13. Boundary Description. and Justification: Site is comprised of Lot F & G. Block 99 of the City and Townsite of Aspen. Assessors.office Record Number 2737- 182 -12001 This. description was chosen tis the.most specific and customary description of the site III. Architectural Description 14. Building plan (footprint, shape): L- Shaped Plan 15. Dimensions in feet: Length 50' x Width 27' 16. Number of stories: One story 17. Primary external wall Material(s) (enter no more than two)' Wood, Horizontal Siding 18. Roof configuration: (enter no more than one): Cross Gable 19, Primary external roof material (enter no more than one):, Steel Roof 20. Special features (enter all that apply):. Porch: Fence. P9G.- Resource Number: 5PT..181 Terripo�ary Resource Number: 623.EH0 Architectural InVentOry .Form . (page ?.of 2) 21.. General architectural descriptioh:.A typical wood frame Miner's Cottage A gable end facing the street with a pair of double hungs as the principal window A cross gable runs parallel to the street with a shed roof porch infilling the corner. Single story with wood horizontal siding and original verticalll proportioned double hung windows Porch has simplified details and the floor is at .grade. WindoW trim has a ttian iular oediment over principal windows Windows appear to be the.original windows. A shed addition has been made to the rear of the building beginning at the parallel ridge line 22, Architectural style /building type: Late Victorian 23., Landscaping or special setting features: Open metal fence along street frontage (original). Large spruce at west corner. 24. Associated buildings, features, or objects: Concrete Block rectangular structure flat roof. IV. Arch ite.ctural History 25. Date of Construction: Estimate Actual 1886 Source of information: Pitkin County Assessor 26. Architect, Unknown Source of information: 27. Build e rXbritractort Unknown Source of information: 28. Original owner: Unknown Source of information: 29. Construction history .(include" description and dates of major additions, alterations, or demolitions): Two sniall additions have been made at the rear date unknown New roofing materials 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Residential 32. Intermediate use(s): 33. Current use(s): Commercial 34. Site type(s)! Commercial Core. , Residential Pattern 35. Historical background: This structure is representative of Aspen's mining era character. The building represents a typical type known locally as the "Miner's Cottage ", characterized by the size, simole plan, and front gable / porch relationshipi The two historic entry doors, which are a unique characteristic of this type are intact 36. .Sources of information: Pitkin CoUnty :Courthouse records: Sanborn and Sons Insurance Maps, 1990 and 1980 City of Aspen Survey of Historic Sites and Structures P97 Resource Number: 5PT.181 Temporary Resource Number: 623.EH0 Architoctura(I lhviceitory Form .(page 4 of 4) 49. Date(s): 6%24%2000 50. Recorde.f(s): Suzannah Reid and Patrick Duffield 51.. Organization: Reid-Architects 52, Address: 412 North Mill Street..PO Box 1303: Aspen CO 81612 53. Phone nurnber(s): 970.920 9225 NOTE: Please attach a sketch map, ,p photocopy: of the USGS quad. map indicating resource location, and photographs. Colorado Historical .Society - Office of Archaeology Historic Preservation -1300 Broadway, Denver, CO 80203 (303) 866 -3395 U 0 0 P98.- Resource Number: 5PT..181 Temporary Resource Number:. 623.EH0 Archi'Teciurai Inventory Form (page '3 of 3) VI. Significance 37. Local landmark designation: Yes No X Date of designation: Designating authority: 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the broad pattern of our history; B. Associated with the lives of persons significant in our past; C. Embodies the distinctive characteristics of a type,_ period, or .method of construction, or represents the Work of a master,. or that possess .high artistic values.; or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history oe prehistory. Qualifies under Criteria Considerations A through G (see Manual) X Does not meet any of the above National Register criteria 39. Area(s) of significance:. Architecture 40. Period of significance: Late 1800's Silver Mining era 41. Level of significance: National State Local X 42. Statement of significance: This structure is significant for its position in the context of Aspen's mining era It describes the nature of the life of an average family or individual during that hat period as well as the construction techniques materials available and the fashion of the time 43. Assessment. of historic physical integrity related to significance: The building retains the original scale and form The window openings are intact and the building retains its original character. Additions are in We back and in scale with the original structure. VII. National Register Eligibility Assessment 44: National Register eligibility field assessment: Eligible Not Eligible X Need Data _ 45. Is there National Register district potential? Yes No. X Discuss: If there is National Register district potential., is this building: Contributing _ Noncontributing 46, If the building is in existing National Register district, is it: Contributing Noncontributing VIII. Recording Information 47. Photograph numbers: R10. F15 Negatives filed at: Aspen /Pitkin Community Development Dept. 48. Report title: .City of Aspen Update of Survey of Historic Sites and Structures, 2000 3 Page 2 of 2 FUNCTION Current Use: Commercial Original Use: Residential Intermediate Use: Residential MODIFICATIONS AND /OR ADDITIONS Minor Moderate- X Major Describe Modifications and Date: ME State Site Number Local Site Number 623.EH AROHITECTURAL HISTORY Architect: Unknown . Builder: Unknown Construction Date: 1886 -Actual -.Estimate 'X Assessor Based On: Moved Date Additions and Date: Small additions to rear; date-unknown NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA _ Is listed on National Register; State Register Is-eligible for National Register; State Register Meets National Register Criteria: A _ B C — D — E Map Key - [97 Local Rating and-,Landmark Designation significant : - Listed on or is eligible for National Register Contributing: Resource has maintained historic or architectural integrity. Supporting* Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Numerous modifications made to original cottage Associated Contexts and Historical In'formation: Ashen °.s Mi n ncr .F-rn _ Thi c i c of V1.VJ.G GIl lll w111V11 was Lnen Qominareca by -cne silver mining industry. Other Recording Information Specific References to the Structure /Building: Pitkin County Court- house Records; Sanborn and Sons Insurance Mans Archaeological Potential: N (Y or N) Justify: Recorded By: Les Holst' Date: _.August — 199.0 Affiliation: Aspen Historic Preservation CommitteE - City of Aspen Project Manager: Roxanne Eflin, Historic Preservation Officer /Planner , i P100 HISTORIC ARCHITECTURAL BUILDIXG/STRUCTURE FORK State Site Number: Local Site Number:. 623.EH Photo inio rmation-i Township .10 South Range 84 West section 7 x 7;6 5 -0 15 VSGS. Quad Name .< Aspen Year 196:0 Building or Structure Nato: Charles Cram House Yell Street Address: 623 East Hopkins Legal Description: Lot .F and-part of Lot G, Block 99 Cit y Aspen County rltixiii _ . Aistotic District or Neighborhood NAmd6o, East End owner: Private /State /Federal Private .Owner's Mailing Address: ARCHITECTURAL DESCRIPTION BiUlding Type: Residential Architectural Style: Cross Gable. Cottage Dimensions*. L: .50. - X W. . 27 ­ ­_ Square Feet: Approximately 1,350 Number of Stories`. I -story Building .. Plan.(Footprint, Shape): shaped street Landscaping or special Setting Features: sidewalk in front, 6en retal f encingat sidewalk. . treos Associated Buildings., Features or objects Describe Material and Function, (map number ./ name).- .. None...... For the following categories include materials, techniques and styles in the description as appropriate: Roof: Cross gabled with shed roof,and gable addition on rearm, Tda I IS Horizontal clapboard siding: wood Foundation / Basement: Unknown Chimney(s): —Red br-ick. orijainal Windows: - .Paired one-dver7-ofte. double ..hung .with ..stabled lintel on front and side (east); one- over -one double huTiq at front Doors: 2 at front-; both double. arch 1/2 light over wood.vanel Porches: Genetal Architectural Desdtiptiob4k YAS ZL��Qi 1. EXHIBIT b P101 a 3 Dimensional Requirements of the Commercial (C -1) Zone District Section 26.710:150 • Minimum Gross Lot Area: No requirement. • Minimum Net Lot Area Per Dwelling Unit: No requirement. • Minimum Lot Width: No requirement. • Minimum ]Front Yard: No requirement. m Minimum Rear Yard: No requirement. m Minimum Side Yard: No requirement. o . Minimum Utility%Trash/Recycle Area- - Pursuant to Section 26.575.060. - Existing Condition: N /A. - ' Proposed. See Plans (20'L x 10'D x 10'H) o Maximum Height: C -1 Zoning: 28. feet for two -story elements of a building. 36 feet for three -story elements of a building, which may be increased to 40 feet through Commercial Design Review. See Chapter 26.412. - Existing Condition: N/A - Proposed. 34 %2 feet to roofline; however, stair tower extends to 40 feet. o Minimum Distance between Detached Buildings: No requirement. 0 Public Amenity Space: Pursuant to Section 26.575.030, the requirement is 23 %. The Public Amenity Space proposed with the redevelopment is over 29 %. O Floor Area Ratio (FAR): GI Zoning: Maximum of 2.5:1 or 15'000sf where Commercial Uses are limited to 1.5:1 (9,000sf) and Free - Market Multi- Family Housing is limited to 0.5:1 (3,000sf)). Existing Condition: 2,996sf of Commercial FAR. Proposed: 4,262sf of Commercial FAR (0.71:1) and 2,702sf of Free - Market Residential FAR (0.45:1); cumulative FAR of 6,964sf (1.16:1). • Maximum Multi - Family Residential Unit Size: - C -1 Zoning: 2,000 square feet of net livable area. This can be increased to 2,500 square feet through use of a Historic TDR. - Existing Condition: N/A - Proposed. 2,290 square feet of net livable area (with use of one TDR). • Maximum Lodge Unit Size: Not applicable as the property does not and will not include any lodging use. Commercial/Residential Ratio: C -1 Zoning: Total free - market net livable area cannot exceed above grade floor area of the commercial space. Existing Condition: No free - market residential Proposed- 2,290 square feet of net livable area; 3,054sf of above -grade commercial FAR (plus and additional ? sf of subgrade commercial space). This development does not require any variances from the C -1 Zone District Dimensional Requirements for a Mixed -Use project. P102 (EXHIBOT � 103 D D CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and Aspen Block 99, LLC, by Greg Hills (hereinafter APPLICANT) AGREE AS FOLLOWS: 1. APPLICANT has submitted to CITY an application for Conceptual Major Development, On -site Relocation, and Demolition for 623 East Hopkins Avenue Aspen (PID# 2737- 182 -12 -001), (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000) establishes a fee structure for Land Use applications and the payment. of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or. approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and /or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. ,5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ 2,940 which is for twelve '(12) hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review at a rate of $245.00 per planner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date.' APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT: Greg Hills By: By: Chris Bendon Aspe c C Community Development Director 532 o ns Ave, Asp n, C 81611 P104 300 SPRING STREET ASPEN LLC ' PO BOX 5000 SNOWMASS VILLAGE, CO 81615 625 MAIN ASPEN LLC 106 W GERMANIA PL #230 CHICAGO, IL 60610 I I 635 E HOPKINS LLC 532 E HOPKINS ASPEN, CO 81611 ASHTON JONATHAN G 'PO BOX 26 1 JAMES TOWN, CO 80455 ASPEN PLAZA LLC PO BOX 1709 ! C/O STEVE MARCUS ASPEN, CO 81612 BASS CAHN 601 LLC 1 PO BOX 4060 I ASPEN, CO 81612 09[8 /091.5®1U8AV oane algl}edwoo ww G9 x ww 5Z tewaot up 98anbi13 EXHOE91T 0918 /091.9 ®fia9AV ql!m algltedwoo „g /5 Z x „l. azls lagel P10 5 s 308 HUNTER LLC 530 HOPKINS L 490 WILLIAMS ST 530112 E HOPKI I ; DENVER, CO 80218 ASPEN, CO 81611 , BERN FAMILYASPEN PROPERTY LLC 944 PARK'AVE 14TH FL NEW YORK, NY 10028 BRYANT CAROLINA H PO BOX 5217 SNOWMASS VILLAGE, CO 81615 CIPOLLINO NICHOLAS 300 QUAIL RD MERRITT, NC 28556 -9641 DRESNER MILTON H REV LVG TRST ` 28777 NORTHWESTERN HWY SOUTHFIELD, MI 48034 mu 630 EAST HYMAN LLC 633 SPRING II LLC 532 E HOPKINS AVE 418 E COOPER AVE #207 ASPEN, CO 81611 I ASPEN, CO 81611 ALPINE BANK ASPEN ARCHDIOCESE OF DENVER ATTN ERIN WIENCEK I;I SAINT MARYS PO BOX 10000 GLENWOOD SPRINGS, CO 81602 1 : ! 1300 S STEELE ST DENVER, CO 80210 i ASPEN 719 HOLDINGS LLC ASPEN ART MUSEUM PO BOX 11600 i ; 590 N MILL ST ASPEN, CO 81612 i : ASPEN, CO 81611 1 I'I 1 ; ! AUSTIN LAWRENCE CONNER LLC ! ` AVP PROPERTIES LLC 1 532 E HOPKINS AVE , 630 E HYMAN AVE #25 ASPEN, CO 81611 I ; � ASPEN, CO 81611 BAUM ROBERT E . I BERN FAMILYASPEN PROPERTY LLC PO BOX 1518 STOCKBRIDGE, MA 01262 (I ; 65 FIRST NECK LN ' SOUTHAMPTON, NY 11968 BG SPRING LLC BOOHER ANDREA LYNN i 300 S SPRING ST #202 1 ' 709 E MAIN STREET #303 ASPEN, CO 81611 i ! ASPEN, CO 81611 l BURSTEN GABRIELLA I CICUREL CARY i PO BOX 2061 i 2615 N LAKEWOOD ASPEN, CO 81612 1 CHICAGO, IL 60614 COLORADO MTN NEWS MEDIA CROSS JUDITH PO BOX 1927 i PO BOX 3388 1 i I CARSON CITY, NV 89702 ; ASPEN, CO 81612 :i. DUNN JUDITH A REV LIV TRUST EDGE OF AJAX INC 1 8051 LOCKLIN LN 201 E SILVER ST i COMMERCE TOWNSHIP, MI 48382 :' MARBLE, CO 81623 i label size 1” x 2 518" compatible with Avery 0516018160 .P i 06 EDGETTE JAMES J & PATRICIA 19900 BEACH RD STE.801 I JUPITER ISLAND, FL 33469 FARRELL SCOTT W PO BOX 9656 ASPEN, CO 81612 09 [8/09 R5 ®f iaAV oaAl3 alglaetlwoo ww Lg x ww gZ tcwjo¢ ap oganblt3 09 9/09 R9® haaAV qm algi;etlwoo „g /g Z x,, L azis lagel EDWARDS CHARLES N EXELCEDAR INC 20% 189 BENVENUE ST i 1 534 E HYMAN AVE WELLSLEY, MA 024827104 ASPEN, CO 81611 i GLAUSER STEVEN JERRY & BARBARA 460 ST PAUL ST DENVER, CO 80206 GURHOLT CHARLES J & VERNE N5999 GURHOLT RD SCANDINAVIA, WI 54977 HONEA KATHARI.NE M PO BOX 288 BASALT, CO 81621 i HOVERSTEN PHILIP E & LOUISE B 2990 BOOTH CREEK DR VAIL, CO 81657 FURNGULF LTD A COLO JOINT VENTURE 616 E HYMAN AVE ASPEN, CO 81611 GOODING SEAN A 80% & RICHARD L ' 20% C/O PARAGON RANCH INC 620 E HYMAN AVE #1 E i : ! ASPEN, CO 81611 HESSELSCHWERDT BILL & TRISH PO BOX 1266 BASALT, CO 81621 P .i i.l HOPKINS DEV LLC 345 PARK AVE 33RD FLR I:I NEW YORK, NY 10154 HUNDERT DANIEL G I 417 -A MAIN ST i CARBONDALE, CO 81623 li I I ' GELD LLC C/O LOWELL MEYER PO BOX 1247 ASPEN, CO 81612 -1247 GROSFELD ASPEN PROPERTIES ! • PARTNERS LLC 10880 WILSHIRE BLVD #2222 LOS ANGELES, CA 90024 I i ;' HIMAN LLC PO BOX 6159 I SWANBOURNE WA 6010 AUSTRALIA, HORSEFINS LLC 601 E HOPKINS AVE ASPEN, CO 81611 HUNTER SQUARE LLC 90% IPO BOX 2 SONOMA, CA 95476 I HURST FERN K HYMAN STREET BROWNSTONES II LLC i:: 1 IDS PARTNERS LLC 1060 5TH AVE, i PO BOX 381 P O BOX 642 NEW YORK CITY, NY 10128 WRIGHTVILLE BEACH, NC 28480 i : GWYNEDD VALLEY, PA 19437 i INDY HOUSE LLC 60.5 OCEAN BLVD GOLDEN BEACH, FL 33160 I JOSHUA & CO REAL ESTATE HOLDINGS LLC 300 S HUNTER ST ASPEN, CO 81611 LEE GREGORY K & DEBBIE L 9777 W CORNELL PL LAKEWOOD, CO 80227 i I IRVINE DOUGLAS FORBES JARDEN CORPORATION ! 201'N MILL ST I : 2381 EXECUTIVE CENTER DR ASPEN, CO 81611 BOCA RATON, FL 33431 �I JURINE LLC 10% i LAWROM LLC BOX 2 i 533 E HOPKINS AVE iPO SONOMA, CA 95476 ASPEN, CO 81611 i LINK LYNN B 'i ' j LUCKYSTAR LLC PO BOX 7942 + ; PO BOX 7755 ' ASPEN, CO 81612 ASPEN, CO 81612 label size 1 "x 2 5/8" compatible with Avery 05160/81'60 c7 ,. a,hi n,...nR ion /o-irm 09!_8 /09!_5 ®NaAV oana algltedwoo wru Lg x Ww g leuuotap 98a0113 09 -9 /O L9 ®IGaAV gtlM algnedwoo „g /g Z x „L azls label = 7 34 ,i LUNDGREN WIEDINMYER DONNA TRST ' I MAHONEY SHARON A PATTERSON VICKI ' PO BOX 8523 ! MALLARD ENTERPRISES LP PO BOX 6700 i PO BOX 11694 PITKIN CENTER CONDO OWNERS i 317 SIDNEY BAKER S #400 SN•OWMASS VILLAGE, CO 81615 PITKIN COUNTY BANK 80% ASPEN, CO 81612 534 E HYMAN AVE ASPEN, CO 81611 ! ` / KERRVILLE, TX 78028 . i ;.i j MARTELL BARBARA I MCDONALD FRANCIS B ; 1 RICHARD M 702 E HYMAN AVE 1� i PO BOX 4671 7 7 YOUNG ST YOUNG ASPEN, CO 81611 I ' ''ASPEN, CO 81612 BARTON ACT 2600 AUSTRALIA, MHT LLC MONTANARO JOHN & SUSAN FAMILY ! MYSKO BOHDAN D PO BOX 25318 ST CROIX VIRGIN ISLANDS 00824, i TRUST PO BOX 457 615 E HOPKINS ASPEN, 81611 :. MALIBU, CA 90265 CO NONNIE LLC PO BOX 565 'ASPEN, CO 81612 PINKOS DANNY & ANNA i PO BOX 6581 i SNOWMASS VILLAGE, CO 81615 I I QUARRY INTERESTS LTD 19932 LAKEWAY CT. 1 DALLAS, TX 75230 ROSENFIELD LYNNE CARYN 709 E MAIN ST #203 ASPEN, CO 81611 -2059 I ROTHBLUM PHILIP & MARCIA 40 EAST 80 ST #26A NEW YORK, NY 10075 SEID MEL 1104 DALE AVE ASPEN, CO 81611 SLS LLC 101 FOUNDERS PL #104 ASPEN, CO 81611 ORIGINAL CURVE CONDO #310 LLC ! C/O LAURA PIETRZAK PATTERSON VICKI ' PO BOX 8523 i 1796 E SOPRIS CREEK RD j !ASPEN, CO 81612 BASALT, CO 81621 PITKIN CENTER CONDO OWNERS , I ? PITKIN COUNTY BANK 80% 517 W 517 W NORTH ST 534 E HYMAN AVE ASPEN, CO 81611 ! ` / !ASPEN, CO 81611 . i RAINER EWALD 409 E COOPER AVE #4 ASPEN, CO 81611 'i ROSS NEIL 100 S' SPRING ST ASPEN, CO 81611 �I RUST TRUST 9401 WILSHIRE BLVD #760 BEVERLY HILLS, CA 90212 SELDIN CHRISTOPHER G ` 122 MOUNTAIN CT BASALT CO 81621 I REDSTONE SUSAN 1 120 E 90TH ST #11 -13 I NEW YORK, NY 10128 i ROTHBERG MARJORIE 12006 N BANCROFT PKWY i WILMINGTON, DE 19806 1 SALET PHILIP S REV TRUST PO BOX 4897 'ASPEN, CO 81612 i SHOAF JEFFREY S. PO BOX 3123 s , I � ASPEN, CO 81612 I ! j STEWART TITLE CO i PO BOX 6220 0 SNOWMA CORPORATION CIO JENNIFER SCHUMACHER PO BOX BASALT, CO 81621 i TAY ORSVL LE NC 28681 label size 1" x 2 5/8" compatible with Avery 05160/8160 knI;attn dp. fnrmat 9F mm x R7 mm rmmnatihln guar. AVPnt ®ti1Rn /Ri Rn 09 [9/091 -5® hjanV oon>; olgll-edwoo ww L9 x ww 5Z tewlot ap atta6113 ' 0918 /09[9 ®�SaanV gtu�n algltedwob „819 Z x „[ azls lapel P108 ' :TAYLOR FAMILY INVESTMENTS CO ; �THOMPSON ROSS & LYNETTE I ; TRAVIS SHELBY 602 E HYMAN #201 PO BOX 1186 208 E 28TH ST - APT 2G ;ASPEN, CO 81611 CARBONDALE, CO 81623 NEW YORK, NY. 10016 TROUSDALE JEAN VICK 611 E HOPKINS AVE ASPEN, CO 81611 VRANA MALEKA PO BOX 4535 ASPEN, CO 81612 WHITEHILL STEPHEN LANE 5320 W HARBOR VILLAGE DR #201 VERO BEACH, FL 32967 i VICTORIAN SQUARE LLC �VANWOERKOM LAURIE C/O KATIE REED MGT PO BOX 341 418 E COOPER AVE WOODY CREEK, CO 81656 ASPEN, CO 81611 WAGAR RICH C/O RICH WAGAR ASSOC LLC 100 S SPRING ST #3 'ASPEN, CO 81611 i WILSON STACE S : i WOODS FRANK J III PO BOX 5217 I ; 205 S MILL ST #301A SNOWMASS VILLAGE, CO 81615 1 ' • ASPEN, CO 81611 WEEKS ROBIN 526,RIDGEWAY DR METAIRIE, LA 70001 WRIGHT CHRISTOPHER N I 13 BRAMLEY RD LONDON W10 6SP UK, �� II i is f �I i label size 1" x 2 5/8" compatible with Avery 05160/8160 Ftiniiattp rip fnrmat 75 mm u f,7 mm rmmnatihlp aver. Avery 05160/8160 City of Aspen Commercial Character Area Encompassing portions of the Commercial, Commercial Lodge, Lodge and Neighborhood Commercial Zone Districts Design Objectives and.GuidCIlnes Location This area forms the immediate fringe of much of the Commercial Core Historic District. To the east of the Core, the Commercial area is roughly bounded by Spring Street, Cooper Avenue and Original Street, to the south, by Dean Street, and to the west by Aspen Street and Hyman Avenue. (See the Character Area Map in the appendix.) Existing Character This area is immediately adjacent to the Commercial Core to the south, east and south- east.. To the south, towards the mountain base, it is directly influenced by lodge development where the street block is frequently defined by a single building. On several blocks this forms , F-;;)o 9 a hard and unrelieved street edge, with little or no variation in height. It is in direct contrast to the smaller, predominant building scale within adjacent areas. Street Pattern The street pattern is essential 'infrastructure' for the character of the district. The north/ south orientation of the streets accentuates the relationship of the City with its dramatic landscape setting. The circulation pattern provided by the network of streets, alleys and courts should be retained to ensure maximum public access. Wherever possible pedestrian access to alleys should be enhanced. The Commercial Area wraps arot.aTd the core of Downtown Aspen. Cotnmercikl, Lodging and Historic Distracts rage 73+ Design Objecttves and GutdehI e > ... . .. Pilo Commercial Character Area Building Character Building height varies from one story towards the north to four stories in the more intensely developed blocks to the south. Buildings define the street edge to the south, whereas they are increasingly set back and framed by open space, as building height and scale reduces to the north. Building materials, although varied, are still urban in character with a predominance of brickwork and other masonry. Storefront design and display is much less a characteristic than in the Commercial Core area, and this diminishes the pedestrian experience in some places. Outdoor Spaces Moving north from the mountain base, the smaller scale of buildings, combined with increasing areas of open space, either adjacent to the buildings or opening off the street frontage, allows more sunlight to penetrate while creating a varied and fragmented street edge. The greater architectural diversity here lacks the coherence provided by a more consistent block face. The street wall within this area is less defined than in the Commercial Core, and building fagades are sometimes set back or include front yard space, which weakens the street edge. Design Objectives These are key design objectives for the Commercial Area. The City must find that any new work will help to meet them: 1. Strengthen the sense of relatedness with the Commercial Core Historic District. Strengthening the definition of the street edge in a manner similar to the Commercial Core is desired. At the same time, the Commercial Area is a place where more variety in design is encouraged. Imitating historic styles is not an objective, but re- establishing a sense of a.stronger fundamental framework will enhance the urban qualities of this area and is a priority. City of Aspen 2. Maintain a retail orientation. Greater retail presence at the street edge should be achieved to ensure an enhanced street vitality and an enriched and more urban definition of the commercial street frontage. 3. Promote creative, contemporary design. Designs should seek creative new solutions that convey the community's continuing interest in exploring innovations. At the same time, the fundamental principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented in the following pages. 4. Encourage a well- defined street wall. The intent is to more clearly establish a strongly defined street wall, but with some greater variety than in the Commercial- Core Historic District since the historic building edge is not as defined. A stronger street fagade definition should be achieved while at the same time recognizing the value of public dining and landscaped space. 5. Reflect the variety in building heights seen traditionally. It is important that a range and variation in building height and scale in the Commercial Area be recognized in future development. Larger buildings should be varied in height and reflect original lot widths. 6. Accommodate outdoor public spaces while establishing a clear definition to the street edge. Providing space in association with individual buildings remains important, but should be balanced with much greater building street presence and corner definition. 7. Promote variety in the street level experience. Display cases, architectural details and landscaping are among the design elements that should be used. page g¢ G c Comrrierctal, Lodgrng and Acstor }c Dtstrtctk N Design Objectives and Gutdehneai City of Aspen ohice tu3�'R sev e r Design uid —ve l nes The fo.11owdrig design guidelhies shall apply at the conceptual rc vi.evr stage. Street & Alley System The street pattern is essential 'infrastructure' to the character of the Commercial Area. The network of streets, alleys and courts are key and should be retained for maximum public access. These should not be enclosed by gating and should not be spanned by development above to maintain view corridors and permit sun and light penetration along public ways. Wherever possible pedestrian access to alleys should be enhanced. The creation of additional public walkways to rear alleys and other public spaces enhances the attraction, permeability, intricacy and interest of the area and is encouraged. Improved access 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. This development pattern should be maintained. 1.1 Orient a primary entrance toward the street. • A building should have a clearly defined primary entrance. • Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. 1.2 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. P111 Commercial Character Area The network of streets, alleys and existing pedestrian passageways enhances access in the Connnercial Area. The network of streets, alleys and existing pedestrian passageways should be retained for niaxinium public access. Commercial, Lodging and Hnstonc District 1�� page 15 Design Objectives and Guidelines ' . P112 Commercial Character Area Internal Walkways 1.3 Public walkways and through courts should be designed to create access to additional commercial space. • These maybe shops that face onto walkways or courtyards. • See also: Public Amenity Space design guidelines. Alleys Traditionally, alleyscapes were simple and utilitarian in character, with a variety of materials and building scales contributing 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 form and materials is also appropriate here. 1.4 Develop an alley facade to create visual interest. O Use varied building setbacks and changes in materials to create interest and reduce perceived scale. O 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. City of Aspe7i Parking The character of the Commercial Area is one which is most appreciated on foot, and the human scale of streets and spaces lies at the heart of the attraction of the town center. Therefore, the visual impact of parking should be minimized. Whenever possible, parking should be placed underground. Where a parking structure might .be considered this should have a 'wrap' of commercial and /or residential uses around it. Where it is permitted to be constructed, these guidelines shall apply: 1.5 The visual impacts of structured parking should be minimized. The access shall be: U Located on an alley when feasible or a secondary street, designed with the same attention to detail and materials as the primary building fagade, and integrated into the building design. 1.6 Structured parking should be placed within a'wrap' of commercial and /or residential. uses. The visual impact of the entnj to a parking facility should be minimized, as it is in this. building. The opening is subordinate to the overall mass of the facade. page 16 Commercial, Lodgutg and Historic District; Des- Ob 'ves and Giii eline5i _.. City of Aspen Public Amenity Space On -site and communal open space has been a long- standing priority and characteristic of the city. Where it is required the form, orientation; quality and use. of such .open space is of the utmost importance. Well defined public space should be, integrated with the traditional streetscape character of a well - defined street wall. The Planning and Zoning Commission and /or the Historic Preservation Commission will decide whether, where and in what form Public Amenity Space will be required. Public amenity space along the primary street frontage should be an accent within, and exception to, an otherwise well defined street facade. The urban form within this area is however less tightly defined than in the Commercial Core and there will be greater opportunity to create public gathering space. There will be locations within the Commercial Area where either the character and setting of the site or of a historicebuilding will influence the form, location or appropriateness of such a space. In every case Public Amenity Space should be well defined and carefully designed. The design of public gathering space, its enclosure, layout and content, will be an integral consideration in the .proposed form of the space. Although a matter for full review and approval at the Final Stage, its design should be envisioned at the time of conceptual review. Public Amenity Space shoi.ild be well - defined and designed to encourage pedestrian activity. P113 Commercial Character Area Design Objectives Where considered to be compatible within the Commercial Area, public amenity space should achieve the following objectives: • Create street vitality through the promotion of public gathering space. • Maintain a well - defined street edge and street cornerto ensure that such public space creates an accent within the street fagade. • Create an additional commercial frontage and/ or space to the side or rear of the site or building • Create a well defined, localized public space atthe street edge, where e.g. additional space for street dining might be-beneficial. • Design a space that maximizes access to. sunlight throughout the year. • Create a second level space, when appropriate, 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 of its service as a public amenity space. • Achieve second floor patio space that provides access to affordable commercial uses. The Downtown Enhanceinent and Pedestrian Plan should serve as an additional reference. .Commercial, Loet and if' torn District " d 1 PaSe 77 Desagn Ob�ectsves and Guidelines 7 .. �yep��F Public Amenity Space shoi.ild be well - defined and designed to encourage pedestrian activity. P113 Commercial Character Area Design Objectives Where considered to be compatible within the Commercial Area, public amenity space should achieve the following objectives: • Create street vitality through the promotion of public gathering space. • Maintain a well - defined street edge and street cornerto ensure that such public space creates an accent within the street fagade. • Create an additional commercial frontage and/ or space to the side or rear of the site or building • Create a well defined, localized public space atthe street edge, where e.g. additional space for street dining might be-beneficial. • Design a space that maximizes access to. sunlight throughout the year. • Create a second level space, when appropriate, 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 of its service as a public amenity space. • Achieve second floor patio space that provides access to affordable commercial uses. The Downtown Enhanceinent and Pedestrian Plan should serve as an additional reference. .Commercial, Loet and if' torn District " d 1 PaSe 77 Desagn Ob�ectsves and Guidelines P114 Conunercial Character Area Amenity space is required in the Commercial Area. A street facing amenity space shall abut the public sidewalk. Street facing amenity space should be located to take advantage of solar exposure. City. of Aspen Public Amenity Space Types Providing public amenity space is a requirement in the Commercial Area. Here particular types of public amenity space would be in character, ensuring that they are well defined and an accent within the street block. These include: • Street facing amenity space • Mid -block walkway amenity space • Alley side amenity space • Second level amenity space Front yard amenity space Guidelines for the location and design of each of these types follows. Street Facing Amenity Space A street facing amenity space, usually located toward the middle of a block, may be considered. 1.7 A street facing amenity space shall meet all of the following requirements: • Abut the public sidewalk • Be level with the sidewalk • Be open to the sky , • Be directly accessible to the public • Be paved or otherwise landscaped 1.8 A street- facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Area. • Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defined, with buildings placed at the sidewalk edge. • Sunken spaces, wluch are associated with some past developments, adversely affect the street character.. Where feasible, these should be replaced with sidewalk level improvements. 1.9 Street facing amenity space shall contain - features to promote and enhance its use. These may include one or more of the following: Street furniture Public art o Historical/ interpretive marker Me, 18 n Colnnier0al, .L6. grng #n.d Historic Dts n0i Design Objectives and,Gid Dines t J j# &' i - Z sue, s,}y: .i 5 ., 3 .•"! F 9 rc.�T' SSFn 2. «. .r,t -7r.- �s N C Jx yr x ... Amenity space is required in the Commercial Area. A street facing amenity space shall abut the public sidewalk. Street facing amenity space should be located to take advantage of solar exposure. City. of Aspen Public Amenity Space Types Providing public amenity space is a requirement in the Commercial Area. Here particular types of public amenity space would be in character, ensuring that they are well defined and an accent within the street block. These include: • Street facing amenity space • Mid -block walkway amenity space • Alley side amenity space • Second level amenity space Front yard amenity space Guidelines for the location and design of each of these types follows. Street Facing Amenity Space A street facing amenity space, usually located toward the middle of a block, may be considered. 1.7 A street facing amenity space shall meet all of the following requirements: • Abut the public sidewalk • Be level with the sidewalk • Be open to the sky , • Be directly accessible to the public • Be paved or otherwise landscaped 1.8 A street- facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Area. • Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defined, with buildings placed at the sidewalk edge. • Sunken spaces, wluch are associated with some past developments, adversely affect the street character.. Where feasible, these should be replaced with sidewalk level improvements. 1.9 Street facing amenity space shall contain - features to promote and enhance its use. These may include one or more of the following: Street furniture Public art o Historical/ interpretive marker Me, 18 n Colnnier0al, .L6. grng #n.d Historic Dts n0i Design Objectives and,Gid Dines t J City of Aspen The detailed design of Public, Amenity Space with regard to guideline 1.9 will be a matter for approval at the Final Review Stage, although.it may be discussed at the Conceptual Stage. Mid -Block Walkway Amenity Space The Commercial Area should be highly regarded for its pedestrian character and 'walkability'. The opportunities created by the extension and enhancement of the public circulation network are encouraged. Typically only one such space would occur along a single block face. New buildings on sites occupying more than one traditional lot width may provide a mid - block walkway or through court within a single development or between two developments. This may also 2 end only part -way through the parcel if locate away from the site boundary. This type of space shall be an extension of and a complement to the street and public circulation network within the center of the city. This form of Public Amenity Space should be a consideration on larger development sites within the city. It links the potential of additional commercial frontage and access, with human scale space and circulation, enriching the public experience. Situated along the edge of a development site, it should extend to link with the rear alley. Adjacent to a residential type historic building it can provide a respectful break and a space between the two. 1.10 Mid -block walkways shall remain subordinate in scale to traditional lot widths. O - Mid-blockpublic walkways shall be between 8 ft. and 10 ft. in width.' 1.11 A mid -block walkway should provide public access to the following: Additional commercial space and frontage within the walkway Uses located at the rear of the property that are commercial in nature. P115 Commercial Character Area Apassageway through aproperty, orone thatleads toaplaza,maybe considered for Public Amenity Space. Itshould reinain subordinate to the overall wall plane of the block, and lead to activities within the property or along an alley. Coniinercial, Lodging and Historic District �/s Page 79' Design Oblecttves'and Guidelines a P116 Commercial Character Area Y� Public amenity space located at an alley should generally be south facing to uiaximize solar access. Alleys can be enhanced for public amenity space and commercial use. City of Aspeit Alley Side Amenity Space 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 and a street. Such spaces should be designed to enhance the use of alleys. for supporting commercial uses. 1.12 An alley side amenity space shall be designed to have these characteristics: • Direct public access to commercial space at ground or second floor levels • Maximize solar access to the alley side amenity space • Enhance the attractiveness and use of the rear alley • Minimize the adverse impacts of adjacent service and parking areas page 20 a < Comnierctai, Lodging Gird Histork D&Mci Design objectives and Guide M61 City of Aspen Second Level Amenity Space An outdoor patio space on a second floor, which is directly accessible to the general public, will be considered as a form of public amenity space when it is compatible with the context and is clearly inviting for public use. This will be most successful in association with outdoor dining space. In this respect it may be favorably considered within sites affected by mountain view planes. 1.13 A second floor amenity space should meet all of the following criteria: G Ensure consistent public access Be dedicated for public use O Provide a public overlook and /or an interpretive marker o Be identified by a marker at street level 1.14 Second level space should be oriented to maximize solar access and views to the mountains or other landmarks. 1.15 Second level space should provide public access by way of a visible and attractive public . stair or elevator from a public street, alley, or street level amenity space. 1.16 Second level dining may be considered. C If the use changes, the space must remain 4 accessible to the public so long as it is to be considered meeting the Public Amenity Space requirement. Front Yard Amenity Space Three historic one -story residential type buildings exist in the Commercial Area. These are 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. 1.17 Front and side yard amenity space should be provided in the context of a historic one story residential type building. P117 Commercial Character Area Second level space shall be accessible firom a public space such as a sidewalk or street' facing amenity space. Second floor amenity space should be oriented to maximize solar access and views to the mountains. Front yard amenity space should be provided in the context of a historic one -story residential type building. ,Conrmercial,LodgingandHiW is District � � PaBe27 Design 66tectives. and Guidelines P118 Commercial Character- Area Mahitaiii the aligiimeilt of facades at the sidewalk's edge. City of Aspen Building Placement Street Facades & Corners Street. corners are important elements in the definition of the street block and in the framing of many of the views which characterize the center of the city. Here the buildings should strengthen and define the building wall at the street edge. Facades should be oriented parallel to the street, with variation in front wall setbacks kept to a minimum. Breaks in the street wall should occur as an accent within the street block, not the predominant pattern. Setbacks The Commercial Area has a strong and relatively consistent street fagade line to the south and a much varied line as building scale reduces to the north. Corner buildings anchor the street block to varying degrees throughout the area. Setbacks within the Commercial Area should reinforce the objective of enhancing the urban character and a stronger urban edge of the street fagade and street corner. Local areas of open space further the objective of the street vitality created by well defined dining space. These should however remain as an accent within the street fagade. Side setbacks are associated with the more traditional small scale development within the area. They also provide the opportunity to enhance public passageways or through courts to the rear alley, with the advantages of improved public permeability, access and additional commercial frontage. See also Street & Circulation Pattern and Public Amenity Space 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. .page 22 e � C6mrhej cial, Lodgiug and Histortc Dtstrtcf: Design Objectivesand'Guidehnes 11 City of Aspen 1.18 Maintain the alignment of facades at the sidewalk's edge. Place as much of the facade of the building ai the property line as possible. . A minimum of 607o of the front facade shall be at the property line. Locating an entire building front behind the- established storefront line is inappropriate. 1.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Alley System and Public Amenity Space guidelines. Building Orientation Development within the Commercial Area is traditionally oriented with the street grid. This relationship should be maintained. 1.20 Building facades shall be parallel to the facing street(s) and primary entrances shall be oriented toward the street. 1.21 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. O The front of a primary structure shall be oriented to the street. Building Height, Mass & Scale The character of the Commercial Area derives in part from the range and variety of building heights. These generally vary from one to three and four stories towards the mountain base. To the north, the. building height frequently varies and traditional lot width becomes again evident in the modulation of the block face. This helps to express and maintain the human scale and architectural character of the area. New development should continue this variation while also enhancing the definition of the street facade. A new building should also be sensitive to the setting of an adjacent historic building and the edge of a historic district. P119 Commercial Character Area Orient a bi.tilding facade parallel to the facing street. Commercial, Lodging and Historic District A � page 23' "ign Ojiecti.ms.dnd Guidelines P120 Commercial Character Area Amethod of achieving height variation within a single building is to step the building along the primary fagade. Height varied between two and three stories, with the three stony portion at the rear of the lot. City of Aspen Height Variation 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 fagade height, often in conjunction with setting back an upper floor, may be required. 1.22 Building facade height shall be varied from the facade height of adjacent buildings of the same number of stories by a minimum of 2 feet. G If an existing structure is three stories and 38 ft. tall for example, then adjacent new infill may be three stories, but must vary in fagade height by a minimum of 2 ft. 1.23 A new building or addition should reflect the range and variation in building height of the Commercial Area. • Refer to the zone district regulations to determine the maximum height on the subject property. • Aminimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. • Additional height, as permitted in the zone district, maybe added for one or more of the following reasons: - In order to achieve atleasta two-footvariation in height with an adjacent building. 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 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. - To benefit the livability of Affordable Housing units. 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. Height varied between two and three stories, with the three story portion at the front of the lot. page 24 �t Cornriier ciat, Lodgnrg and Histortc Dsstrtcf Design Objectives and Guidehnes City of Aspen 1.24 Height variation should be achieved using one or more of the following: • Vary the building height in accordance with traditional lot width. • Set back the upper floor to vary the building fagade profile(s) and the roof forms across the width and the depth of the building. • Vary the fagade (or parapet) heights at the front. • Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. Height Variation for Larger Sites Buildings within the commercial center and historic core of Aspen represent the traditional lot widths of the city (30 ft.), either in building width or the horizontal and vertical design articulation of the street fagade. This pattern should be expressed in the Commercial Area. New development occupying a site of more than one traditional lot width should be designed to integrate with the scale created by narrower existing buildings. The architectural rhythm of earlier street fagades should also be reflected in new development to retain and enhance the human scale and character of the center of the city. 1.25 On sites comprising more than two traditional lot widths, the facade height shall be varied to reflect traditional lot width. • The facade height shall be varied to reflect traditional lot width. • Height should be varied every 60 ft. minimum and preferably every 30 ft. of linear frontage in keeping with traditional lot widths and development patterns. • No more than two consecutive 30 ft. fagade modules maybe three stories tall, within an 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 fagade. (e.g. at a minimum, the front 40 feet maybe no more than two stories in height.) P121 Commercial Character Area T. i .n Buildings on sites larger than two traditional lot widths should be designed to reflect the traditional scale of developtnent. Height varied between one and two stories, in the center of a three -lot building. Height varied between two and three stories. Commercial, Lodging iind.Historic District 25 Design Objectives and Guidelines �.f Height varied between two and three stories. Commercial, Lodging iind.Historic District 25 Design Objectives and Guidelines P122 SUSIE'S HOUSE ASPEN, CO • 510128 • 03.23.2012 • L =mowvs, alft L Mae I ----------- FM PHO .:303.861.5704 D GE ..A: 303.861.9230 NORTH ELEVATIONS � VAVW.OZARCH.COM H-1