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agenda.hpc.20190626
1 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION June 26, 2019 4:30 PM, City Council Meeting Room 130 S Galena Street, Aspen I.SITE VISIT II.ROLL CALL III.MINUTES III.A.Draft Minutes June 12, 2019 coa.hpc.061219.docx IV.PUBLIC COMMENTS V.COMMISSIONER MEMBER COMMENTS VI.DISCLOSURE OF CONFLICT OF INTEREST VII.PROJECT MONITORING VII.A.232 E. Main hpc cover letter 6 26 19.pdf 232 E MAIN HPC COMPARISON 6-20-19.pdf VIII.STAFF COMMENTS IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED X.CALL UP REPORTS XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XII.OLD BUSINESS XIII.NEW BUSINESS XIII.A.105 E. Hallam Street- Final Development, PUBLIC HEARING HPC Memo.pdf Exhibit A_HP Guidelines Criteria.pdf 1 2 Exhibit B_Application.pdf Resolution.pdf XIV.ADJOURN XV.NEXT RESOLUTION NUMBER Typical Proceeding Format for All Public Hearings 1)Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legal notice (affidavit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clarifications of applicant 7) Public comments 8)Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal/clarification of evidence presented by applicant and public comment 11) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met or not met. Revised April 2, 2014 2 1 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 12, 2019 Chairperson Greenwood opened the meeting at 4:32 p.m. Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty, Scott Kendrick, Bob Blaich, Roger Moyer, Kara Thompson. Absent were Richard Lai, Nora Berko and Sheri Sanzone. Staff present: Nicole Henning, Deputy City Clerk Andrea Bryan, Assistant City Attorney Amy Simon, Historic Planning Director Sarah Yoon, Historic Preservation Planner MINUTES: Mr. Kendrick moved to approve the minutes of May 22, Ms. Thompson seconded. All in favor, motion carried. PUBLIC COMMENT: None. COMMISSIONER COMMENTS:Ms. Greenwood thanked Mr. Blaich and Mr. Halferty for presenting the HPC awards on Monday night. Ms. Simon said it was great timing because of the huge crowd that was gathered for the old and new council members. She said everyone who received the award, was very appreciative. DISCLOSURES OF CONFLICT:None. PROJECT MONITORING: Ms. Simon said there were two items to be discussed, one of which, she and Mr. Kendrick resolved for 122 W. Main St. The second item was for 232 E. Main and we are going to wait for another meeting to talk about this one. STAFF COMMENTS: Ms. Simon said she is recusing herself from 602 E. Hyman, so she will leave before the presentation. The historical society sent out some newsletters about their summer tours, which they worked on with Ann Mullins and Harry Teague. CERTIFICATES OF NO NEGATIVE EFFECT: None. PUBLIC NOTICE: Ms. Bryan said has the notices. CALL UPS: None. NEW BUSINESS: 931 Gibson – Final Major Development Sarah Yoon Ms. Yoon said 931 Gibson is designated as the receiving site for the historic Victorians which are located at 333 Park. She said with this application, they are focusing on the details of the landscape plan, material selection and the lighting plan. The applicants are in for permit for demolition of the non- historic additions and to stabilize the site. There are four conditions of approval in resolution #2, series of 2019, which was approved by HPC in February. It is important that they continue to consult with staff and monitor on preservation issues as the demolition continues. They have provided preliminary plans for the storm water and information related to the Holy Cross easement. The preliminary locations for utilities and mechanical equipment was also provided on the site plan. The last condition was related to floor area calculations on the existing house at 931 Gibson when they submit for building permit. 3 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 12, 2019 Ms. Yoon did a recap of the relocation route, which was approved and decided upon with city departments. The two historic resources will move separately and the financial assurances for this location have already been provided by the applicant. The drawing for the site plan at 931 Gibson is in the packet and represents the proposed footprint. They will be submitting for tree removal permits, but will be maintaining a lot of the existing trees on the property. Both of these plans were reviewed by staff and the parks departmentand they commented on the density of the proposed landscape and wanted to allow enough room for future growth. The revised plan submitted yesterday, removes some plantings and shrubs on the northwest side of the property. Engineering expressed some concern about access of the utilities. Staff feels this is an improvement, but want more dialogue related to the landscape plan with relevant city departments to make sure there is adequate access. Regarding the materials for the historic landscape, it will require an ongoing discussion with staff and monitor. The applicant is proposing a dark stone material for the front walk. Design guideline 1.6 does provide a list of more appropriate materials for this walkway. On page 25 of the packet, you’ll see the language related to the design guidelines. Staff recommends a light grey concrete material. She said there are some unknowns regarding the foundation and grade condition, so they are recommending staff and monitor approval for these details. Regarding the proposed lighting, we call for very minimal lighting along this path. We discourage and do not consider pathway lighting appropriate. For the purpose of safety conditions, there is lighting allowed, but with minimal fixtures. The revision shows reductions on the auto court side with the sconces. Staff is still asking for a further reduction and we want to make sure that this detail meets the guidelines. HPC did approve the form and fenestration design, which relates back to the historic resource. The majority of the new addition will be brick. The applicant plans to reconstruct a historic chimney and the roof material they are proposing will be a metal shingle. The ridge skylight and rear massing will have cedar shingles. Staff is recommending approval with the following eight conditions: 1. Final landscape plan discussed with all appropriate city departments and final plan approved by staff and monitor. 2. Clarity on the curb cut with 6 inches or less to preserve historic material from being covered. 3. Foundation and grade details related to the historic resource will be made with staff and monitor approval. 4. Restudy of the material leading up to the walkway 5. Reduction of the light fixtures 6. Stormwater mitigation & dripline to be gone over with the Parks department. 7. Curb cuts, gutters and sidewalk details need to be flushed out with the appropriate departments. Mr. Moyer said Ms. Yoon didn’t address protrusions on the roof or siding and suggested adding a ninth condition for this. Ms. Yoon said the applicant isn’t proposing any gutters for the historic resource, but they can speak more clearly to this. 4 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 12, 2019 APPLICANT PRESENTATION: Sara Adams of Bendon Adams, Flynn Stewart-Severy of F&M Architects, Eric Sechrist of F&M Architects, Packy Westfeldt and Elizabeth DeVore also of F&M Architecture, Monty Thompson of Thunder Construction and Ryan Vugteveen of Lift Studio. Ms. Adams said they are excited about this project and the owners are full speed ahead on wanting to move forward. She showed a historic view of the house on Main street. She said this has been a time intensive project and said that whomever takes over as project monitor, will be busy. This is a little funky and is not your typical lot in the west endthat hosts this type of building. She showed a very simple material palate on screen. She said they want a traditional material with a modern application. We want a subtle conversation between the two buildings. The metal roof is in pretty bad shape on the historic resource and they brought some pieces in which fell off to show to the board. She said it’s very old and rusty. Flynn researched that this tin metal roof was manufactured in Philadelphia, so they’ve been talking to this company about some replica pieces of shingle. We need to ask you for approval to remove the bad shingles and replace with the replicas, which is a little out of the ordinary. She showed the connecting element on screen and said they are proposing to restore two windows. We are not able to do a green roof as shown at conceptual due to technical issues and we didn’t want plant material next to this beautiful landmark. We are proposing full restoration of the chimney and siding. Going into the materials, we wanted to show examples of different brick patterns. We have sample colors here proposed for the addition and we want to show how the pattern will work. She passed around a sample of the brick being proposed, which is mostly red more so than the black color. Mr. Stewart-Severy said it is 80% red tones and we are doing different detailing with the same brick and not doing different patterns. He discussed the different shingles they will use. Ms. Adams said we are happy to work with staff and monitor on the concrete if HPC doesn’t approve. We are happy to work with staff and monitor on the landscaping as well. Gibson Avenue is pretty dark and that’s why we’re proposing the lights. We have spaced out the fixtures eight feet apart and if we reduce number, it might look weird. Showed the rest of the lights on screen. This will be a heavy monitor project and trying to do it right, takes a lot of time. We are amenable to everything that Ms. Yoon put into the memo. Mr. Halferty asked them to go back over the historic resource roofing issue. Mr. Stewart-Severy said the Cortright shingles were originally over the whole house. At this point, there are about 90% of the good shingles left. We just need to replace the few bad ones and pull all of the shingles off first and do a layer of ice and water shield on top of the plywood. We will then reroof the main roof structure with the original shingles and will do the dormer and the porch roofs with the new shingles. Mr. Halferty asked Ms. Adams to pull up an elevation on screen. Mr. Kendrick asked if they could do the front porch with the original shingles as well. Mr. Stewart- Severy said yes, they will work with the staff andmonitor on this and they will not be throwing out any original shingles. If there are enough to do the front porch, that would be a great approach. Mr. Moyer said the existing shingles are oxidized and Mr. Stewart-Severy agreed. Mr. Moyer asked if they can get them in Cor-Ten and Mr. Stewart-Severy said the new shingles are hard to find in Cor-Ten, but we can get a colored option. 5 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 12, 2019 Ms. Thompson asked about the size of the transformer and if they will need to upgrade it. Mr. Thompson said they can handle that and will review with staff and monitor. Ms. Thompson asked to see the brick detail again and Ms. Adams obliged. Ms. Greenwood asked about the roof penetrations. Ms. Adams said they haven’t gotten to that point yet and will work with staff and monitor, but she promised very minimal penetrations. Ms. Greenwood said they don’t want to load staff and monitor up with all of these details that should be presented at final. Ms. Greenwood asked about the width of the front walkway. Mr. Stewart-Severy said it is three feet wide. Ms. Greenwood asked about the elevation and asked if the new building was always taller and Ms. Adams said yes. Ms. Greenwood asked Ms. Adams to address what appears to be a serpentine wall and asked what landscape material is being used for the brick wall. Mr. Vugteveen said it was showing a brick wall and it is not serpentine. He explained and apologized for the serpentine look. Mr. Kendrick asked about snowmelt and Ms. Adams showed the snowmelt plan in the packet and showed him the shaded areas and said the snowmelt will be a basalt stone. Mr. Halferty asked them to address the revised pathway lighting again and Ms. Adams recapped. PUBLIC COMMENT: None. Mr. Moyer asked Ms. Yoon if condition #1, concerning vegetation, is necessary for approval. Ms. Garrow stated that condition #1 should remain for additional review with the parks department. Mr. Kendrick said he thinks this is a difficult resource to apply the guidelines to. He feels the applicants have done a fantastic job. it’s an excellent project. He doesn’t have as many concerns as staff regarding the lighting given the location and setbacks. He thinks it’s excellent. Ms. Greenwood said she has an issue with the lighting. She was very much in support of the whole project and process during conceptual and feels they did an excellent job. She feels the lighting needs improvement in that front walkway. The idea of the asymmetrical lighting with the linear kind of spacing is more modern and it’s a real disconnect with the historic resource. She thinks if they intersperse them, it will take off the asymmetrical visual. She said it’s alarmingly odd and wants them to rethink this and is in agreement with staff. She also feels the basalt stone is too modern and contemporary for the walkway. She likes the grey color but seems too contemporary and doesn’t seem right, so she would like to rethink this as well. It’s a real disconnect for her. Mr. Halferty said it’s an excellent restoration project and they did a great job doing the discovery on the historic resource. He concurs with staff’s recommendations of approval. He would also restudy the material and lighting on the entry to the historic resource. He would like to save as much of the roof as possible and putting the shingles on the porch would be good. He feels that staff and monitor can handle the other details. Ms. Greenwood agreed that theirshingle will be a real asset to the historic preservation program. It’s excellent and she loves the patina. Ms. Thompson said she agrees that it’s an excellent project. She doesn’t mind the basalt stone for the front walkway and feels that it relates to the stone border around the historic resource. The application and material should be more true to the resource. Overall, she thinks it’s a really great project. 6 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 12, 2019 Mr. Blaich said he came prepared to go with the recommendationsof staff. He thinks Ms. Greenwood and Mr. Halferty’ s concerns are valid. He spent some time in that building with Deter because he was an old ski and tennis buddy. What you’ve done with this project is fantastic. It’s very creative and the historic preservation aspects are great, and he can tell they have worked very hard on this. The overall design respects the environment and respects the original building. He is very much in favor of seeing this realized. Mr. Moyer concurred with staff’s recommendations. The color of the stone walkway is good. Ms. Greenwood’s idea of the lighting being less modern would be helpful. It’s a terrific project and feels they’ve done a really good job. He wants to reiterate that any protrusionswould be acknowledged with staff and monitor. It’s going to be a lot of work for staff and monitor, but not hard work. It’s just a matter of fitting in the details. Mr. Halferty said he also recommends for staff and monitor, the final brick palate for the new addition regarding the patterning to make sure it’s consistent. Ms. Garrow said condition #4 address the materials, character and design, but we can make it more explicit and just add the language they want. She read the guideline regarding the front walkway to the board upon Ms. Greenwood’s request. They will add a restudy of the walkway to be determined with staff and monitor to work out prior to submitting for building permit. To condition #5, they will add a restudy of the light fixtures for the front walkway to be approved by staff and monitor. This will be for placement and design, not the actual fixture. Ms. Garrow asked If they want to add a condition for the roof and Ms. Greenwood said they are all in agreement with staff and monitor looking at penetrations. MOTION: Ms. Thompson moved to approve with the revisions to conditions #4 and #5, Mr. Kendrick seconded. Roll call vote: Mr. Kendrick, yes; Mr. Halferty, yes; Mr. Moyer, yes; Mr. Blaich, yes; Ms. Greenwood, yes; Ms. Thompson, yes. 6-0, motion carried. Ms. Thompson was named monitor and Mr. Kendrick as back up. MOTION: Mr. Blaich motioned to adjourn, Mr. Moyer seconded at 5:43 p.m. All in favor, motion carried. _________________________ Nicole Henning, Deputy City Clerk 7 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM Aspen Historic Preservation Commission c/o Amy Simon 130 South Galena Street Aspen, CO 81611 Re: Project monitoring for 232 East Main Street Dear Amy and HPC, The design team has been developing construction documents after the 232 East Main Street project was approved in mid-2017. The project was submitted right before the 2016 Land Use code moratorium was enacted and is subject to the “old” historic preservation/main street historic district design guidelines. Some minor exterior changes are proposed that improve the function of the building and divide the ground level into two separate leasable spaces rather than a single ground level tenant. Overall, the project is generally consistent with the HPC approval. Minor massing changes are proposed mainly on the west elevation - a new dormer facing the Cortina to provide rooftop access for the tenant space above the mezzanine is proposed. Previously designated mechanical area, the flat roof section had extra space after placing the mechanical units a portion of which is proposed to be converted to usable deck space. Mechanical units were relocated to the ground level to house boilers and pumps. The parapet height along the rear (north) elevation is raised 5” and screening is proposed. The elevator shaft is relocated to straddle the roof ridge and is now more visible from the street then previously approved. Other changes relate to window and doors – the east elevation window heights change from 10’4” to 10’ due to the second floor framing; however more operable sliding doors are proposed, and a new entrance for the second tenant space is proposed along Monarch Street. The thickness of the eave detail is increased from 1’ to 1’3” to accommodate the size of the structural steel and roof insulation thickness resulting from structural requirements and energy code requirements. The interior first floor height is raised a foot, from 11 ft. to 12’ to the second level, to create a more open first floor, which does not raise the overall height of the approved building and still meets the Design Guidelines regarding floor to ceiling heights. The TIA site plan has slightly larger planting area in the right of way, as requested by Engineering, to collect storm water run-off from the sidewalk. The benches and bike rack elements in the approved TIA are proposed to be shifted slightly to work with the larger planting area adjacent to the parallel parking spaces on Monarch Street. 8 Page 2 of 2 Thank you for considering these insubstantial amendments. We look forward to presenting the minor changes to the Board. Sincerely, Sara Adams, AICP sara@bendonadams.com Exhibit A – proposed amendments 9 PROJECT LOCATION AREA PLAN: N SHEET INDEX: C1 A1 A2 A3 A4 A5 A6 A7 A8 A9 COVER SHEET SITE PLAN MAIN FLOOR PLAN 2ND LEVEL FLOOR PLAN ROOF PLAN SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION WEST ELEVATION 3D VIEWS DRAWING TITLE:SCALE:DRAWN BY:DATE:As indicatedC1COVER SHEET232 E. MAIN ST.ASPEN, CO06/20/19HPC MONITOR REVIEW SET 232 E. MAIN ST. ASPEN, CO MODIF. ARCHITECTURE, LLC. 1229 N. NORTH BRANCH ST. SUITE 206 CHICAGO, IL 60642 TEL: (312) 288-2009 CONTACT: ROB AVILA, RA, LEED AP CORE AND SHELL ARCHITECT: RENDERING: 10 DRAWING TITLE:SCALE:DRAWN BY:DATE:1" = 20'-0"A1SITE PLAN232 E. MAIN ST.ASPEN, CO04/25/19PROPOSED 2 STORY BUILDING MAIN ST.MONARCH ST.ALLEY HISTORIC CORTINA LODGET 100'-0"59'-9" 1" = 20'-0"1 APPROVED SITE PLAN N ALLEY MONARCH ST.MAIN ST. PROPOSED 2 STORY BUILDING HISTORIC CORTINA LODGE100'-0"59'-9" OVERHEAD DOOR 1" = 20'-0"2 PROPOSED SITE PLAN N T 06/20/1911 BLOCK 73 ALLEY N MONARCH STE MAIN ST LAWN RE L400 NOTES PLANTING BED RE L400 MORTAR SET PAVERS RE 7/L800 LEGEND 1. LAYOUT DIMENSIONS ARE FROM THE BACK OF CURB UNLESS OTHERWISE STATED. EXPOSED AGGREGATE CONCRETE CRUSHER FINES 0 4 8 scale north L201 materials plan 06/26/2018 progress set 08/14/2018 90% progress set 09/06/2018 permit set 11/28/2018 issue for bidbluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499 l f 970 429 9499www.bluegreenaspen.com232 e main street l aspen, colorado232 e main streetdate l issue © copyright bluegreen 200 CM STREETLIFE DRIFTER BENCH WITH TWO BEAM/62 CM DEPTH AND 120 CM BACK REST, TYP. RE 1/L802 (3)STREETLIFE SOLID BIKE RACKS RE 2/L802 PLANTED JOINTS ALIGNED WITH WINDOW FRAMING RE ARCH, TYP. BI-DIRECTIONAL ADA RAMPS RE CIVIL EAST JORDAN IRONWORKS OH 24" SQUARE DWS UND DURALAST DETECTABLE WARNING PLATES; TRUNCATED DOME; ACCESSIBLE RAMP, TYP. 200 CM STREETLIFE DRIFTER BENCH WITH TWO BEAM/62 CM DEPTH AND 120 CM BACK REST, TYP. RE 1/L802 15'-0"9'-1"8'-0"7'-012"6'-412"LANDSCAPE AREA 149.5 SF LANDSCAPE AREA 62 SF LANDSCAPE AREA 139 SF LANDSCAPE AREA 300 SF LANDSCAPE AREA 217 SF LANDSCAPE AREA 168 SF LANDSCAPE AREA 474 SF PROPERTY LINE12 DRAWING TITLE:SCALE:DRAWN BY:DATE:1/16" = 1'-0"A2MAIN FLOOR PLAN232 E. MAIN ST.ASPEN, CO04/25/19N UP MAIN FLOOR TENANT SPACE 100 TRASH AREA (300 SF) 102 ELEV. 103 STAIR/ CORRIDOR 101 DN T 1/16" = 1'-0"1 APPROVED MAIN FLOOR PLAN UP TENANT SPACE 'A' 100 TENANT SPACE 'B' 101MECH. RM. 102 TRASH AREA (300 SF) 103 ELEV. 103 T 1/16" = 1'-0"2 PROPOSED MAIN FLOOR PLAN 06/20/1913 DN1,380 2,0001,380 2,000 SECOND FLOOR TENANT SPACE-'B' 200 OPEN TO BELOW OUTDOOR TERRACE DRAWING TITLE:SCALE:DRAWN BY:DATE:1/16" = 1'-0"A32ND LEVEL FLOOR PLAN232 E. MAIN ST.ASPEN, CO04/25/191/16" = 1'-0"2 PROPOSED 2ND FLOOR PLAN N DN ROOF 2ND FLOOR TENANT SPACE 107 OPEN TO BELOW 1/16" = 1'-0"1 APPROVED 2ND FLOOR PLAN 06/20/1914 1,380 2,0001,380 2,000 MECHANICAL UNIT AREA 253 SF RAIN SCREEN PANELING W/ 1/2" REVEAL OVER ROOF AT (9/12) SLOPE. 1798 SF SLOPED GLASS ROOF 90 SF CEDAR SHAKE SHINGLES OVER GABLED ROOF, ROOF AT (9/12) SLOPE 2,287 SF SNOW MELT PROPOSED SNOW MELT SYSTEM TO ALLEVIATE SNOW SHEDDING BOTH IN THE ROW AND ON ANY ADJACENT LOTS SNOW CLEATMECHANICAL UNIT AREA 275 SF OUTDOOR TERRACE 601 SF RETRACTABLE AWNING ROOF ACCESS INTEGRATED GUTTER ELEVATOR OVERRUN DRAWING TITLE:SCALE:DRAWN BY:DATE:1/16" = 1'-0"A4ROOF PLAN232 E. MAIN ST.ASPEN, CO04/25/191/16" = 1'-0"2 PROPOSED ROOF PLAN N MECHANICAL UNIT AREA 870 SF RAIN SCREEN PANELING W/ 1/2" REVEAL OVER ROOF AT (9/12) SLOPE. 1798 SF ROOF ACCESS RETRACTABLE AWNING SLOPED GLASS ROOF 90 SF CEDAR SHAKE SHINGLES OVER GABLED ROOF, ROOF AT (9/12) SLOPE 2,287 SF SNOW MELT PROPOSED SNOW MELT SYSTEM TO ALLEVIATE SNOW SHEDDING BOTH IN THE ROW AND ON ANY ADJACENT LOTS SNOW CLEAT ELEVATOR OVERRUN 1/16" = 1'-0"1 APPROVED ROOF PLAN 06/20/1915 DRAWING TITLE:SCALE:DRAWN BY:DATE:1/8" = 1'-0"A5SOUTH ELEVATION232 E. MAIN ST.ASPEN, CO04/25/19MAIN FLOOR 0" T/GABLE 03 28'-6 3/4" T/GABLE 01 24'-4" B/GABLE 16'-1 1/2" 2ND LEVEL 11'-0" 1/8" = 1'-0"1 APPROVED SOUTH ELEVATION - MAIN STREET SUB FLR. TENANT 'A' 7903.20 0" T/GABLE 03 28'-6 3/4" T/GABLE 01 24'-4" B/GABLE 16'-1 1/2" 2ND LEVEL 12'-0" 1/8" = 1'-0"2 PROPOSED SOUTH ELEVATION - MAIN STREET 06/20/1916 DRAWING TITLE:SCALE:DRAWN BY:DATE:1/8" = 1'-0"A6EAST ELEVATION232 E. MAIN ST.ASPEN, CO04/25/19T/GABLE 03 28'-6 3/4" T/GABLE 02 26'-6 3/4" 2ND LEVEL 11'-0" NORTHEAST GRADE -2'-3" 1/8" = 1'-0"1 APPROVED EAST ELEVATION - MONARCH STREET T/GABLE 03 28'-6 3/4" T/GABLE 02 26'-6 7/8" 2ND LEVEL 12'-0" SUB FLR. MECH. ROOM 7901.20 -2'-0" T/ ELEVATOR OVERRUN 27'-0" 1/8" = 1'-0"2 PROPOSED EAST ELEVATION - MONARCH STREET 06/20/1917 DRAWING TITLE:SCALE:DRAWN BY:DATE:1/8" = 1'-0"A7NORTH ELEVATION232 E. MAIN ST.ASPEN, CO04/25/19T/GABLE 03 28'-6 3/4" T/GABLE 02 26'-6 3/4" T/GABLE 01 24'-4" T/PARAPET 14'-3" 2ND LEVEL 11'-0" T/ ELEVATOR PARAPET 25'-9 1/2" NORTHWEST GRADE -3'-3" 1/8" = 1'-0"1 APPROVED NORTH ELEVATION - ALLEY T/GABLE 03 28'-6 3/4" T/GABLE 02 26'-6 7/8" T/GABLE 01 24'-4" T/PARAPET 14'-8" 2ND LEVEL 12'-0" SUB FLR. MECH. ROOM 7901.20 -2'-0" T/ ELEVATOR OVERRUN 27'-0" 1/8" = 1'-0"2 PROPOSED NORTH ELEVATION - ALLEY 06/20/1918 DRAWING TITLE:SCALE:DRAWN BY:DATE:1/8" = 1'-0"A8WEST ELEVATION232 E. MAIN ST.ASPEN, CO04/25/19MAIN FLOOR 0" T/GABLE 03 28'-6 3/4" T/GABLE 02 26'-6 3/4" T/GABLE 01 24'-4" T/PARAPET 14'-3" 2ND LEVEL 11'-0" ADJACENT TO CORTINA LODGE 1/8" = 1'-0"1 APPROVED WEST ELEVATION SUB FLR. TENANT 'A' 7903.20 0" T/GABLE 03 28'-6 3/4" T/GABLE 02 26'-6 7/8" T/GABLE 01 24'-4" T/PARAPET 14'-8" 2ND LEVEL 12'-0" ADJACENT TO CORTINA LODGE 1/8" = 1'-0"2 PROPOSED WEST ELEVATION 06/20/1919 DRAWING TITLE:SCALE:DRAWN BY:DATE:A93D VIEWS232 E. MAIN ST.ASPEN, CO04/25/191 APPROVED 2 PROPOSED 06/20/1920 Page 1 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer MEETING DATE: June 26, 2019 RE: 105 E. Hallam –Final Major Development Review, PUBLIC HEARING APPLICANT /OWNER: 105 E. Hallam LLC REPRESENTATIVE: Z Group Architects LOCATION: Street Address: 105 E. Hallam Street Legal Description: The east 25.14’ of Lot B and the West 8’ of Lot C, Block 65, City and Townsite of Aspen Parcel Identification Number: PID# 2735-124-37-002 CURRENT ZONING & USE Single-family home, R-6: Medium-Density Residential PROPOSED LAND USE: No change SUMMARY: The applicant requests Final Major Development approval for a project which involves removing a non-historic addition from this Victorian era home, lifting the home and shifting it forward onto a new full basement, and development of an addition. HPC granted Conceptual approval, Relocation and Setback Variations in April 2019. STAFF RECOMMENDATION: Staff finds the application to be in compliance with the design guidelines relevant to Final review and recommends approval with conditions. Site Locator Map – 105 E. Hallam Street 105 21 Page 2 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 105 E. Hallam is a 3,314 sq. ft. lot located in the R-6 zone district. On the site is a brick home built in 1885, and a brick shed which straddles the property line with the home to the west. This home was built for Catherine Brown (née Cowenhoven), who was married to D.R.C. Brown. Both families were significant in Aspen’s mining development. 105 E. Hallam and 101 E. Hallam, to the west, were originally mirror images of each other, however, a new second floor was added on 101 E. Hallam decades ago, so that the two buildings are no longer a pair. 105 E. Hallam is on a blockface which is all 19th century homes of varying styles and setbacks. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approval: • Final Major Development (Section 26.415.070.D) for all exterior alterations to the site and landscape. The Historic Preservation Commission (HPC) is the final review authority. STAFF COMMENTS: The final review application is consistent with the representations made to HPC at Conceptual review, however there are numerous details of the project that require clarification prior to building permit and are recommended as conditions of approval. Staff finds that the conditions are manageable to be resolved with an HPC monitor and that continuation is not necessary. Following is a summary of staff findings. Landscape: The applicant proposes to lift the historic house on this site, move it 5’ forward, and place it on a new basement that exceeds the footprint of the above grade development. A historic shed along the alley will remain where it is. Please note that the applicant is currently working with the Parks Department to confirm that the basement excavation at the front of the site will not damage the cottonwood street trees. Limited improvements are proposed for the yards surrounding the resources. The applicant has confirmed that they are preparing the green roof on the basement with enough soil to support a sod 22 Page 3 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com yard in the foreground of the Victorian. The site plan also indicates a gravel perimeter around the resource in order to protect it from water damage that might result from planting around the structure. Staff recommends a condition of approval that any amendments to the landscape plan represented in the application will require review and approval by staff and monitor. Lighting: For exterior lighting, the applicant proposes wall sconces in several locations, and a pendant on the front porch. Staff recommends that, per design guideline 12.3, there should only be one fixture at the front door of the resource. The lighting plan indicates a sconce and a pendant in this location. Staff also recommends that the fixture on the new construction be different than the fixture on the Victorian, subject to review and approval by staff and monitor. The proposed sconce and pendant feature seeded glass. The glass must be frosted in order to meet the City’s lighting code. These concerns are included as recommended conditions of approval. Fenestration: The two historic resources on this property both retain all of their original windows. The applicant plans to restore the windows, though more detail on technique is needed. Although the application does not include a proposed rear elevation of historic house, the floor plan indicates that an original double hung window is to be removed and replaced with french doors as shown below. Staff has a concern with the loss of integrity that will result from this, although it is acknowledged that the façade has limited public visibility. The rear of the house has already been impacted by a non-historic addition that will be replaced by the new connector. The connector features sliding glass doors. Staff finds that this is the appropriate way to bring additional light into the rear of the historic home rather than removing an original window and making a larger opening in the masonry wall. Guideline 3.2 calls for the preservation of historic windows 23 Page 4 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com and does not make a distinction on rear facades. An alternative would be to retain the original window and add new glazing next to it. Regarding doors, both the house and shed retain their original doors, which the applicant proposes to preserve. The fenestration on the new addition is distinctly different from the resource. This appears to be the area that the applicant has chosen to distinguish the new architecture., per guideline 10.6. Form and materials are proposed to relate more directly to the Victorian, to be discussed further below. Materials: The application indicates that all historic building materials will be preserved. Staff recommends that a preservation plan be prepared for review and approval by staff and monitor prior to submission for building permit. There are some areas of brick deterioration, for instance, that must be properly repaired. A comprehensive summary of the existing conditions and repair strategy is needed. The stucco on the historic shed should ideally be removed and the brick below repaired, but this may be impossible depending on how the stucco is adhered. Please note that the applicant intends to replace the existing asphalt shingle roof with wood shingle, which will be a very valuable restoration action given the visual exposure of the roof on this house. As mentioned above, to meet guideline 10.6, requiring a strong compatibility with the historic resource in two of three possible areas; form, fenestration and materials, the applicant has chosen materials to be one of the means of meeting the standards. (Form was accepted as an area of compatibility in the Conceptual review.) Staff can agree that the predominant material used on the addition, wood siding, is a material found on the resource. The rows of clapboard also reflecting the coursing of the brick on the resource. An argument could also be made that the stained wood on the addition does not relate strongly enough to the resource. A painted finish might be a more appropriate response. The addition could be clad in brick, however there are very few brick Victorian homes left in Aspen and these resources should stand out as unique. A different brick type or even a painted brick on the addition could be considered. The applicant must provide physical samples of all the proposed new materials to help clarify this issue at the HPC meeting. Staff requests drawings to clarify materials and details for the front porch, any gutters or snowclips proposed for the historic house, all exterior vents, and the lightwell curb be provided for review by staff and monitor prior to permit submittal. In preparing this memo and considering the applicant’s plan to recreate a wood front porch deck, which appears to have been replaced many years ago, staff reviewed the photo below, taken in 1980 and determined that all of the existing porch posts, railings, spandrels and brackets were replaced around 1990. The applicant is encouraged to consider reconstruction of the original design, using the photo as 24 Page 5 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com a guide. This application does not include a request for a floor area bonus, so restoration is not required, but would improve the authenticity of the home in a very visible way. RECOMMENDATION: Staff recommends the Historic Preservation Commission grant Final approval with the following conditions, some of which are carried forward from the Conceptual resolution, Resolution #6, Series of 2019: 1. Any amendments to the landscape plan represented in the application will require review and approval by staff and monitor. 2. Reduce the lighting plan to include only one fixture at the front door of the resource. The lighting plan indicates a sconce and a pendant in this location. 3. Propose a different exterior sconce on the new construction vs. the historic resource, subject to review and approval by staff and monitor. 4. The proposed sconce or pendant on the historic resource must be frosted in order to meet the City’s lighting code. 25 Page 6 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 5. Retain the historic window on the rear façade of the Victorian. HPC may consider the addition of an adjacent door or window that does not eliminate the historic feature. 6. HPC and the applicant are advised to discuss options to increase the compatibility between the proposed wood siding on the addition and the historic resource. 7. Provide physical samples of all proposed exterior materials for review by HPC. 8. Consider restoration of the front porch to the original design. 9. Confirm how the historic structures and eaves will be fire rated where they are within 5’ or less of property lines, for review and approval by staff and monitor prior to building permit submittal. 10. Confirm that any new foundation that is visible below the historic structure will be exposed concrete or metal flashing, for review and approval by staff and monitor prior to building permit submittal. 11. Provide a preservation plan in the form of a comprehensive summary of the existing conditions and repair strategy for all historic materials, for review and approval by staff and monitor prior to building permit submittal. 12. Provide details on the front porch, roof materials, all exterior vents, and lightwells for review and approval by staff and monitor prior to building permit submittal. 13. As part of the approval to relocate the house on the site, the applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application. 14. The following variations are accepted: • A 5’ reduction of the front yard setback for the basement only • A 5’ reduction of the rear yard setback for the basement and for the second floor of the addition • A 4” reduction of the west sideyard for the historic house • A 4” reduction of the combined sideyard requirement • The historic shed is to remain in place with existing encroachments in the rear and west yards. 15. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: 26 Page 7 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 105 E. Hallam Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. ATTACHMENTS: Resolution #____, Series of 2019 Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings Exhibit B – Application 27 Page 1 of 13 Exhibit A Historic Preservation Design Guidelines Criteria Staff Findings 26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic 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. An application for a building permit cannot be submitted without a development order. 4. Final Development Plan Review b. The procedures for the review of final development plans for major development projects are as follows: (1) The Community Development Director shall review the application materials submitted for final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Paragraphs 26.304.060.E.3.a, b and c. (2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be 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 Historic Preservation Design Guidelines. (3) 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. (4) Before an application for a building permit can be submitted, a final set of plans reflecting any or all required changes by the HPC or City Council must be on file with the City. Any conditions of approval or outstanding issues which must be addressed in the field or at a later time shall be noted on the plans. 28 Page 2 of 13 29 Page 3 of 13 Relevant Historic Preservation Design Guidelines: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. 30 Page 4 of 13 • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi-public walkway, to a semi private entry feature, to private spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. 31 Page 5 of 13 • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. 32 Page 6 of 13 33 Page 7 of 13 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. 1.14 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by-case basis. • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape uplighting is not allowed. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. 34 Page 8 of 13 • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 2.4 Do not use synthetic materials as replacements for original building materials. • Original building materials such as wood siding and brick should not be replaced with synthetic materials. 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.7 Preserve historic hardware. • When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. 35 Page 9 of 13 • On Aspen Victorian properties, conceal any modern elements such as entry key pads. 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. • Expanding the size of a historic porch or balcony is inappropriate. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. 36 Page 10 of 13 • Flashing should be in scale with the roof material. • Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non- reflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. • A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.9 Avoid using conjectural features on a roof. • Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false impression of the building’s original appearance, and is inappropriate. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. • Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. • The material used for the gutters should be in character with the style of the building. 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. • On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. • Exposed concrete or painted metal flashing are generally appropriate. • Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. • New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. 9.6 Minimize the visual impact of lightwells. • The size of any lightwell that faces a street should be minimized. • Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. 37 Page 11 of 13 • Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. 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 must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 38 Page 12 of 13 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. 39 Page 13 of 13 • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. 40 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Property Phone No.: Owner (“I”): Email: Address of Billing Property: Address: (Subject of (send bills here) application) I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $___________flat fee for ____________________ $____________ flat fee for ____________________________________ $___________ flat fee for ___________________ $_____________ flat fee for____________________________________ For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $________________ deposit for_____________ hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $________________ deposit for _____________ hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Property Owner: ________________________________ _______________________________________________ Jessica Garrow, AICP Community Development Director Name: _______________________________________________ Title: ____________________________________________________ City Use: Fees Due: $____Received $_______ 41 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)___________________________________________________________ Applicant: Name: Address: Phone #: _______________________Fax#:___________________E-mail:_______________________________________________ REPRESENTATIVE: Name: Address: Phone #: _______________________Fax#:___________________E-mail:________________________________________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) ___________________________________________________________________________________________________________ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ________________________________________________________________________________________________________ 42 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 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 Tax Credits Exemption from Growth Management Quota System 43 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (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:__________Proposed:_________________ Number of residential units: Existing:__________Proposed:_________________ Proposed % of demolition: __________ DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Existing:_________Allowable:__________Proposed:________ Principal Bldg.: Existing:_________Allowable:__________Proposed:________ Accessory Bldg.: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined Front/Rear: Indicate N, S, E, W Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance between buildings: Existing:_________Required:___________Proposed:________ Existing non-conformities or encroachments and note if encroachment licenses have been issued: _____________________________________________________________________________ _____________________________________________________________________________ Variations requested (identify the exact variances needed): ______________________________ ______________________________________________________________________________ 44 45 46 ASLU 105 E. Hallam HPC Major Development 2735-124-37-002 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sarah Yoon, 970.920.5144 DATE: June 5, 2018 PROJECT: 105 E. Hallam REPRESENTATIVE: Seth Hmielowski, Z-Group Architects REQUEST: HPC Major Development DESCRIPTION: The property on 105 E. Hallam is a designated Victorian era miner’s cottage located in the R-6 Zone District. This modest one-story exposed brick structure has an asymmetrical front façade with a porch. A historic brick outbuilding straddles the lot line between this site and the property to the west. According to the Pitkin County Assessor, this lot is approximately 3,314 square feet in size. The historic resource appears to be in its original location (Fig. 1), and is in close alignment with other surrounding historic resources. The applicant proposes to retain the location of the historic resource but design an addition that directly attaches to the rear, alley-facing façade of the resource. The addition may or may not be proposed to connect above grade to the historic outbuilding. The proposal includes the construction of a full basement underneath the historic resources. Setback or parking variations may be required. Restoration/preservation opportunities needs to be addressed by the applicant using available historic documentation. REVIEW PROCESS: Step 1: At Conceptual Review the HPC will review all submitted documents regarding this major development, including the Staff report, then provide recommendations to continue, approve, disapprove or approve with conditions and the reasons for recommendations based on the Historic Preservation Design Guidelines. Following Conceptual, HPC will inform City Council of their decision, allowing them the opportunity to “Call-Up” any aspects of the approval that they find require additional HPC review. This is a standard practice for all significant projects reviewed by HPC. Conceptual Review focuses on site design, height, scale, massing and proportions of the proposed work. HPC will apply Relocation criteria to the excavation of the basement, requiring protection of the historic structures. Step 2: At Final Review the HPC will review all submitted materials and then provide final decision to approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. When approved a development order will be issued from the Community Development Director. Final Review focuses on landscape plan, lighting, fenestration and selection of new materials. (Figure 1) Sanborn Map, 1904 47 2 Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.415 Historic Preservation 26.415.070.D Certificate of Appropriateness for Major Development 26.415.090 Relocation of Designated Historic Properties 26.415.110 Benefits 26.575.020 Calculations and Measurements 26.710.180 Mixed Use Zone District Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use Code: http://cityofaspen.com/276/Title-26-Land-Use-Code HPC Design Guidelines: https://www.cityofaspen.com/DocumentCenter/Home/View/310 Land Use Application: http://cityofaspen.com/DocumentCenter/Home/View/305 Review by: Staff for completeness and recommendation HPC approval for design and any benefits. Public Hearing: Yes, at Conceptual and Final HPC review. Neighborhood Outreach: No. Referral Agencies: No. Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) Referral Agencies Fee: $0. Total Deposit: $1,950 for Conceptual Review, and $1,950 for Final Review. Please submit one copy of the completed application to the Community Development Office on the Third Floor of City Hall before each review step: Completed Land Use Application and signed fee agreement. Pre-application Conference Summary (this document). Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, 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. 48 3 Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. HOA Compliance form (Attached). An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen. List of adjacent property owners within 300’ for public hearing. A written description of the proposal and an explanation of how the proposed development, and any requested variances or bonuses, complies with the review standards and design guidelines relevant to the application. Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado. Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations. Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations. At Conceptual application only, provide graphics identifying preliminary selection of primary exterior building materials. At Final application only, drawings of the street facing facades must be provided in ¼” scale. At Final application only, provide final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC. At Final Application only, provide a lighting plan and landscape plan. Once the copy is deemed complete by staff, the following items will then need to be submitted: 1 digital PDF copy of the complete application packet 12 sets of all graphics printed at 11x17 Total deposit for review of the application. 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. 49 COMMUNITY DEVELOPMENT DEPARTMENT HOMEOWNER ASSOCIATION COMPLIANCE FORM CITY OF ASPEN 130 S. GALENA ST | ASPEN, CO 81611 All applications for a building permit within the City of Aspen are required to include a certification of compliance with applicable covenants and homeowner association policies. The certification must be signed by the property owner or attorney representing the property owner. The following certification shall accompany the application for a permit. ___________________________________ _________ ___________________________ I, the property owner, certify as follows: (pick one) This property is not subject to a homeowners association or other form of private covenant. This property is subject to a homeowners association or private covenant and the improvements proposed in this building permit do not require approval by the homeowners association or covenant beneficiary. This property is subject to a homeowners association or private covenant and the improvements proposed in this building permit have been approved by the homeowners association or covenant beneficiary. I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning, or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner Signature ____________________________ Date _________________ Owner Printed Name ________________________ OR Owner’s Attorney Signature ___________________________ Date _________________ Owner’s Attorney Printed Name _______________________ ADDRESS UNIT #PARCEL ID # ADDRESS: ____________________________PERMIT NUMBER: _______________________________ January 2018 50 51 Report Created: 9/13/2018 11:38:34 AM Parcel ID: 273512437002Pitkin County Parcel Report Land Use Category Improvements School District Township, Range, Section Jurisdiction GIS Parcel Size Watershed Drainage Watershed Subbasin Historic District Caucus Zone District Master Plan Area Boundaries 815 Sq. Feet Address (Assessor's Records) Assessor's Information 105 E HALLAM ST Property Information Aspen 3310.56 Sq. Feet 1112: Residential-Single Family Residence Services Water District Sewer System Fire District Address (GIS Points)105 E HALLAM ST 623 E HOPKINS AVE ASPEN, CO 81611 R000811 105 EAST HALLAM LLCOwner Account Owner Address T:10, R:85, S:12 Subdivision: CITY AND TOWNSITE OF ASPEN Block: 65 Lot: B AND:- Lot: C E 25.28' OF B & W 8.22' OF C Legal Description Aspen Consolidated Sanitation DistrictA s p e n C o n s o l i d a t e d S a n i t a t i o n D i s t r i c t City of Aspen Water Service Area C i t y o f A s p e n W a t e r S e r v i c e A r e a Aspen Fire Protection District Aspen School District No. 1 (RE)A s p e n S c h o o l D i s t r i c t N o . 1 ( R E ) Not within a Caucus Area AACP Check with your municipality. Not within a Historic District. Upper Roaring Fork River Roaring Fork River above Aspen 52 Z-Group Architects, P.C. • 411 East Main Street, Aspen, CO. 81611 • Telephone: 970-925-1832 • Fax: 970-925-1371 May 28, 2019 Amy Simon City of Aspen Community Development – First Submission for HPC Review Re: 105 East Hallam Parcel ID 2735-124-37-002 On behalf of 105 East Hallam LLC, Z-Group Architects is submitting this packet for HPC Final Design Review. The overall project description is as follows: The existing historical asset is in good condition and mostly intact from its original construction. It will require some repair to the brick, wood windows, doors and trim. The Historic asset will be moved towards the front yard setback approximately 5.5 feet to allow for a two-story addition at the rear. The front façade of the home will align with the overall front façade of the neighboring home to the east. This would be more commonplace for this era. Once the home is moved forward, it allows for a more useable area at the rear of the site to construct an addition. The proposed addition consists of a single car garage, mud room, pantry, stairs and a master suite. The 2-story addition is connected to the historic home by a ten-foot-long, single story mass. The 2nd story livable space is encroaching into the 10’ setback in the rear by 5’. A 5’ reduction of the rear yard setback for the Upper level has been granted by HPC. The addition also includes a below grade space. We will maximize the below grade space as much as possible to make this project financially feasible while still keeping the overall square footage well below the maximum. HPC has granted a 5’ below grade reduction for both the front yard and rear yard setbacks. We are in the process of air-spaded around the large cotton wood trees at the front of the property to ensure the extension of the basement towards the front lot line will not impede on their root system. The historic shed that sits at the back of the property will be restored/ repaired as needed. This brick shed will be modified to have a 1-hour fire rating at the eaves and exterior walls. At the eaves, we propose to replace the existing wood soffit material with 5/8” Dense Deck Fireguard (or equal). The exterior walls will be modified on the interior by adding 2 layers of ½” type “X” Gyp. Board to meet the 1- hour fire rated requirement. It is pertinent to note that our client is NOT requesting any bonus square footage, and, in fact, this project is not even proposing to build out the maximum square footage allowed. Our clients are excited to maintain and enhance the existing historical assets on this site and create a project that retains the historic value. Sincerely, Z-GROUP ARCHITECTS Seth Hmielowski 53 Z-Group Architects, P.C. • 411 East Main Street, Aspen, CO. 81611 • Telephone: 970-925-1832 • Fax: 970-925-1371 May 30, 2019 Amy Simon City of Aspen Community Development – First Submission for HPC Review Re: 105 East Hallam Street, HP Design Guidelines Response Parcel ID 2735-124-37-002 Amy – we have responded to the Historic Preservation Guidelines ind ividually to best articulate how our Project meets the guidelines. We have left some guidelines out because they are either not applicable to our project, or the response has been covered in a previous guideline. 1.1 All projects shall respect the histo ric development pattern or context of the block, neighborhood or district. The proposed development meets this guideline in two ways. 1. We are proposing to move the historic structure forward, towards the front setback. This could be seen as a negative impact because we are proposing to move the asset, however the more forward location is more in keeping with the neighborhood. The new location would then be in line with the two adjacent historical homes on either side. 2. All the new construction will be built at the rear of the property, behind the historic home. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. This property does not have a driveway off the street and we are not proposing one. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. Simple, straight walkway, perpendicular to the sidewalk, is proposed. 1.7 Provide positive open space withi n a project site. This site is narrow and the existing historic structure does actually span from setback line to setback line, therefore open space is being proposed towards the back of the site. 1.8 Consider stormwater quality needs early in the design process. The Civil Engineer and the City Engineer have determined the best solution for stormwater on this site will be off-site stormwater system improvements, so no drywell or other on-site treatment features will be needed. 3.2 Preserve the position, numb er, and arrangement of historic windows in a building wall. The existing historic home is in great shape and currently we are not planning on modifying any windows in the front or sides of the home. The rear of the home was added onto in the past. We are removing that addition, which then opens the opportunity to expand those windows. 4.1 Preserve historically significant doors . Fortunately, the entry door looks to be original and that door will be refurbished. 5.4 If reconstruction is necessary, matc h the original in form, character and detail. We do not need to reconstruct any portion of the historic asset on the front or sides, other than some finishes, such as fascia. There will be the need to reconstruct some portions at the rear of the home, but those areas are minor in scope. 54 Z-Group Architects, P.C. • 411 East Main Street, Aspen, CO. 81611 • Telephone: 970-925-1832 • Fax: 970-925-1371 7.1 Preserve the original form of a roof. The original roof and form shall remain. 7.5 Preserve orig inal chimneys, even if they are made non -functional. The existing chimney is at the rear and is part of the addition and we are not proposing to keep it. 9.4 Position a relocated structure at its historic elevation above grade. Historical photographs are limited and therefore it is hard to tell what original grade was. Although this is a brick structure that looks to be on the original foundation, and somewhat unlikely to have been moved, the front porch is a concrete slab roughly 2” above existing grade. Historically, this would have been a wood front porch. We are proposing to raise the existing structure slightly (6”) to allow for a step up onto a new wood front porch. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. A new foundation is being proposed. The existing foundation is not exposed, and the brick continues down to grade. The new exposed portion of foundation will either be concrete or a painted metal flashing. 9.6 Minimize the visual impact of lightwells. There are no proposed lightwells located in the front of the house, facing the street or adjacent to the entry porch. 10.3 Design a new addition such that one ’s ability to interpret the historic character of the primary building is maintained. The new addition is clad in more contemporary materials to distinguish itself from the existing brick house. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. This will be the case for this property. The existing front door shall remain the front door. 10.6 Design a new additio n to be recognized as a product of its own time. This Project proposes to relate the new addition by keeping in similar “form” and “siding material scale” to the historic house and deviate in the “fenestration” of the addition. 10.8 Design an addition to be compatible in size and scale with the main building. The addition is roughly the same footprint as existing historic home and roughly the same height. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. The proposed addition sits entirely behind the existing historic asset with a 10’ long, one-story connector. 10.11 Roof forms shall be compatible with the historic building. The proposed gable and shed rooves are simple and subordinate to the existing roof form . 11.1 Orient the new building to the street. The proposed new structure is oriented to Hallam Street. 55 Z-Group Architects, P.C. • 411 East Main Street, Aspen, CO. 81611 • Telephone: 970-925-1832 • Fax: 970-925-1371 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. The historic porch is the front porch. Land Use Code Section 26.415.090 - Relocation of a Historic Structure. This Project is proposing to relocate the historic structure roughly 5’ closer to the front yard setback. The main front façade of the historic home will then align with the main front façade of the historic home to the east. The existing foundation is very poor and will be demolished and a new concrete foundation constructed. Currently the concept is to raise the historic structure and excavate under the home during the foundation construction and then place the structure onto the new foundation without the historic structure leaving the lot. Our structural engineer has been engaged to assist in the shoring of the historic structure for relocation. Land Use Code Section 26.415.110.C.2 – Variances Setback Variance: We feel this project meets both criteria set forth in this section. From the street façade, we are proposing to move the historic asset forward on the site to align with the adjacent historic home while architecturally keeping the Victorian home exactly the way it is. The additions are proposed to be built below grade on the front (5’ variance) where the modification is unseen from anywhere and, in the rear (5’ variance), where the addition’s architectural form is subservient to the existing Victorian structure, keeping with the pattern, features and character of the historic property. We also feel by only proposing an addition below grade in the front and above grade in the rear, it most certain mitigates any adverse impact to the site and structure. If you have any additional questions or need further information, please c ontact me. Sincerely, Z-GROUP ARCHITECTS Seth Hmielowski 56 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. 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From Parcel: 273512437002 on 09/27/2018 Instructions: Disclaimer: http://www.pitkinmapsandmore.com 57 GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST JOHNSON MONTAE IMBT DALLAS, TX 75230 6820 BRADBURY GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST ZATS JULIE ASPEN, CO 81611 118 N GARMISCH GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST HOTEL ASPEN CONDO ASSOC ASPEN, CO 81611 COMMON AREA 110 W MAIN ST 203 E HALLAM LLC ASPEN, CO 81611 101 S MILL ST # 200 GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST RODNEY JOHN W PARADISE VALLEY, AZ 85253 8536 N GOLF DR 111 WEST FRANCIS LLC GREENWICH, CT 06831 28 ROCK RIDGE AVE GSW FAMILY INV LP LANCASTER, PA 17601 1320 HUNSICKER RD GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST HENRY FREDERICK B TRUST ASPEN, CO 81611 100 W HALLAM ST HERRON LLC HOUSTON, TX 77006 1627 SOUTH BLVD PARDUBA JIRI ASPEN, CO 81612 116 N GARMISCH ST CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST HALLAM LLC ASPEN, CO 81612 PO BOX 2408 HOGUET CONDO ASSOC ASPEN, CO 81611 COMMON AREA 118 E BLEEKER ST ASPEN COMM UNITED METHODIST CHURCH ASPEN, CO 81611 200 E BLEEKER ST BTRSARDY LLC PALO ALTO , CA 94303 PO BOX 10195 DEPT 1173 HOGUET CONSTANCE M NEW YORK, NY 10065 333 E 68TH ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST 58 GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST VICTORIANS AT BLEEKER CONDO ASSOC ASPEN, CO 81611 101 E BLEEKER ST COLLINS CINDA REV TRUST MINNEAPOLIS, MN 554031162 301 KENWOOD PKWY #301 TARVER CHARLES ASPEN, CO 81611 616 E HYMAN AVE 308 ASPEN HOLDING CO LLC GAHANNA, OH 43230 501 MORRISON RD # 100 GARCIA STEVEN J ASPEN, CO 81611 120 N GARMISCH GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST 120 EAST MAIN PARTNERS LLC ASPEN, CO 81611 120 E MAIN ST PENN PAUL E & SUSAN W FT LAUDERDALE, FL 333162324 2566 LUCILLE DR DOMINGUE FAMILY TRUST WINTER PARK, FL 32790 PO BOX 2293 GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST MOUNTAIN STATE PROPERTIES LLC NAPLES, FL 34102 715 10TH ST S JAMMB LLC EL DORADO HILLS , CA 95762 PO BOX 5560 GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST ERWIN GREGORY D OMAHA, NE 68137 5062 S 108TH ST #122 ELLERMAN JEFFREY S & PAMELA C DALLAS, TX 75225 3600 CARUTH BLVD ROSE BRANDON WHARTON, NJ 07885 PO BOX 544 CRAWFORD RANDALL & ABIGAIL ASPEN, CO 81611 124 N GARMISCH ST MOUNTAIN STATE PROPERTIES LLC NAPLES, FL 34102 715 10TH ST S GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST HOGUET CONSTANCE M NEW YORK, NY 10065 333 E 68TH ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST 114 EAST BLEEKER STREET ASSOC ASPEN, CO 81611 COMMON AREA 114 E BLEEKER ST 59 60 61 Bridger Steel Inc. | www.BridgerSteel.com | 1-877-STEEL-MT Snap Batten Panel Overlap Detail 2 3 1 Enlarged Clip Assembly Batten Cap Panel One Panel Two Panel Clip 1½” 1½” Custom Width From 6” to 24” Standard Batten Length: 10’ (Custom Length Available) Striations Recommended 1. Clip System: Fixed clip system allows for expansion and contraction of panels 2. Substrate: Plywood substrate material shown 3. Underlayment: High Temp Ice & Water Wall Coverage Version 3.3, 5/2018* Grade 50 Panel Gauges Fastener Options Panel Length Rib Height Roof Slope Custom Width from 6”-24” Roof Coverage 12”, 18”, or 24” Concealed Clip System 3’ to 100’+ 1.5” Impact Rating Not Available Wind Uplift Rating Not Available Warranty Based on Paint System 22*, 24*, 26 Minimum 3:12 or Greater Variegated Assembly Available 62 105 East Hallam Brick Victorian 63 105 East Hallam 64 105 East Hallam Non-Historic addition to be removed 65 105 East Hallam Existing Cottonwood 66 67 GA2.1 PROPOSED LOWER LEVEL FLOOR PLAN PROPOSED LOWER LEVEL FLOOR PLAN 1/4" = 1'-0"A2.1 1 copyright 2010 Z-Group Architects Sheet #: Drawing Title: Construction Issue Date: DATE#ISSUED FOR Seal: 411 E. Main St. ASPEN, CO 81611 105 E. Hallam StreetHistoric Restoration and Addition105 E. Hallam StreetASPEN, COLORADO(970) 925-1832 PRELIMINARY NOT FOR CONSTRUCTION GROUP a r c h i t e c t s 10.05.17 RDS Review 68 7893GE 78927892 A2.2 PROPOSED MAIN LEVEL FLOOR PLAN PROPOSED MAIN LEVEL FLOOR PLAN 1/4" = 1'-0"A2.2 1 copyright 2010 Z-Group Architects Sheet #: Drawing Title: Construction Issue Date: DATE#ISSUED FOR Seal: 411 E. Main St. ASPEN, CO 81611 105 E. Hallam StreetHistoric Restoration and Addition105 E. Hallam StreetASPEN, COLORADO(970) 925-1832 PRELIMINARY NOT FOR CONSTRUCTION GROUP a r c h i t e c t s 10.05.17 RDS Review 69 7892G7892 7893 A2.3 PROPOSED UPPER LEVEL FLOOR PLAN PROPOSED UPPER LEVEL FLOOR PLAN 1/4" = 1'-0"A2.3 1 copyright 2010 Z-Group Architects Sheet #: Drawing Title: Construction Issue Date: DATE#ISSUED FOR Seal: 411 E. Main St. ASPEN, CO 81611 105 E. Hallam StreetHistoric Restoration and Addition105 E. Hallam StreetASPEN, COLORADO(970) 925-1832 PRELIMINARY NOT FOR CONSTRUCTION GROUP a r c h i t e c t s 10.05.17 RDS Review 70 7892G7892 7893 A2.4 PROPOSED ROOF PLAN PROPOSED ROOF PLAN 1/4" = 1'-0"A2.3 1 copyright 2010 Z-Group Architects Sheet #: Drawing Title: Construction Issue Date: DATE#ISSUED FOR Seal: 411 E. Main St. ASPEN, CO 81611 105 E. Hallam StreetHistoric Restoration and Addition105 E. Hallam StreetASPEN, COLORADO(970) 925-1832 PRELIMINARY NOT FOR CONSTRUCTION GROUP a r c h i t e c t s 10.05.17 RDS Review 71 A3.1 PROPOSED ELEVATIONS PROPOSED SOUTH ELEVATION 1/4" = 1'-0"A3.1 1 copyright 2010 Z-Group Architects Sheet #: Drawing Title: Construction Issue Date: DATE#ISSUED FOR Seal: 411 E. Main St. ASPEN, CO 81611 105 E. Hallam StreetHistoric Restoration and Addition105 E. Hallam StreetASPEN, COLORADO(970) 925-1832 PRELIMINARY NOT FOR CONSTRUCTION GROUP a r c h i t e c t s 10.05.17 RDS Review PROPOSED NORTH ELEVATION 1/4" = 1'-0"A3.1 2 PROPOSED WEST ELEVATION 1/4" = 1'-0"A3.1 3 PROPOSED EAST ELEVATION 1/4" = 1'-0"A3.1 4 72 73 CONCRETE SIDE WALK 1 STEP UP TO NEW- WOOD PORCH 12” GRAVEL AROUND HOUSE PERIMETER GRASS FRONT LAWN WINDOW WELLS STONE PAVER PATIO ALLEY LANDSCAPE PLAN MINIMAL PLANTING TO SCREEN WIN- DOW WELL EXISTING HISTORIC STRUCTURE 10’ CONNECTOR NEW ADDITION EAST HALLAM STREET 74 PROPOSED WALL SCONCE EXTERIOR LIGHTING PLAN PROPOSED PENDANT 75 EXISTING WOOD SIDING & TRIM TO BE REPAIRED/ PAINTED EXISTING PORCH POSTS, RAILS, & TRIM REPAIRED/ PAINTED NEW WOOD SHINGLE ROOF EXISTING WALL CONSTRUCTION RESTORED WOOD WINDOWS & TRIM STRUCTURAL SLAB 12” min. SOIL ABOVE SLAB NEW FOUNDATION WALL EXISTING METAL FENCE & GATE TO REMAIN 76 METAL STANDING SEAM ROOF HORIZONTAL WOOD SHIPLAP SIDING METAL FASCIA VERTICAL METAL BATTEN SIDING OPTIONAL GARAGE DOOR 77 EXISTING HISTORIC SHED EXISTING WINDOWS AND DOOR TO BE RESTORED NEW STUCCO WAINSCOTT CLASS A WOOD SHINGLES 78 HPC Resolution #6, Series of 2019 Page 1 of 4 RESOLUTION #__, SERIES OF 2019 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 105 E. HALLAM STREET, THE EAST 25.14’ OF LOT B AND THE WEST 8’ OF LOT C, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-37-002 WHEREAS, the applicant, 105 E Hallam LLC, represented by Z Group Architects, has requested HPC approval for Final Major Development for the property located at 105 E. Hallam Street, the east 25.14’ of Lot B and the West 8’ of Lot C, Block 65, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Simon, Historic Preservation Officer, in her staff memo to HPC, recommended approval with conditions; and WHEREAS, HPC reviewed the project on June 26, 2019. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: Section 1: Approval HPC hereby approves Final Major Development for 105 E. Hallam Street with the following conditions: 1. Any amendments to the landscape plan represented in the application will require review and approval by staff and monitor. 2. Reduce the lighting plan to include only one fixture at the front door of the resource. The lighting plan indicates a sconce and a pendant in this location. 79 HPC Resolution #6, Series of 2019 Page 2 of 4 3. Propose a different exterior sconce on the new construction vs. the historic resource, subject to review and approval by staff and monitor. 4. The proposed sconce or pendant on the historic resource must be frosted in order to meet the City’s lighting code. 5. Retain the historic window on the rear façade of the Victorian. HPC may consider the addition of an adjacent door or window that does not eliminate the historic feature. 6. HPC and the applicant are advised to discuss options to increase the compatibility between the proposed wood siding on the addition and the historic resource. 7. Provide physical samples of all proposed exterior materials for review by HPC. 8. Consider restoration of the front porch to the original design. 9. Confirm how the historic structures and eaves will be fire rated where they are within 5’ or less of property lines, for review and approval by staff and monitor prior to building permit submittal. 10. Confirm that any new foundation that is visible below the historic structure will be exposed concrete or metal flashing, for review and approval by staff and monitor prior to building permit submittal. 11. Provide a preservation plan in the form of a comprehensive summary of the existing conditions and repair strategy for all historic materials, for review and approval by staff and monitor prior to building permit submittal. 12. Provide details on the front porch, roof materials, all exterior vents, and lightwells for review and approval by staff and monitor prior to building permit submittal. 13. As part of the approval to relocate the house on the site, the applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application. 14. The following variations are accepted: • A 5’ reduction of the front yard setback for the basement only • A 5’ reduction of the rear yard setback for the basement and for the second floor of the addition • A 4” reduction of the west sideyard for the historic house • A 4” reduction of the combined sideyard requirement • The historic shed is to remain in place with existing encroachments in the rear and west yards. 15. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of 80 HPC Resolution #6, Series of 2019 Page 3 of 4 the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 105 E. Hallam Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. 81 HPC Resolution #6, Series of 2019 Page 4 of 4 Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting on the _____ day of _______, 2019. Approved as to Form: Approved as to Content: ________________________________________________________________ ________________________________________________________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair ATTEST: _______________________________________________________________ Nicole Henning, Deputy City Clerk 82 EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: It 5�Z 4 M Ad * _ - - ---,Aspen, CO SCHEDULED PUBLIC HEARING DATE: STATE OF COLORADO ) ) ss. County of Pitkin ) I, -::3m_t4 _ _ (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E)of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. V/Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15)days prior to the public hearing on the ATOday of -**>LkX , 20L, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title,or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate surve ap or other sufficient legal description of, and the notice to and listing of nam s and addresses of owners of real property in the area of the proposed change s all be waived. However, the proposed zoning map shall be available for ub c inspection in the planning agency during all business hours fo en (15) ys prior to the public hearing on such amendments. Igna ure The f�regoing "Affidavit of Notice" was acknowledged before me this day L of J)� , 20�,by SeV., ENotary SPENCER CUTCHIN WITNESS MY HAND AND OFFICIAL SEAL c-state of Colorado D 201 B4017762n Expires Apr 24.2022 My c mmission expires: Notary Public ATTACHMENTS AS APPLICABLE- e COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE(SIGN) ITT OF THE OWNERS ANIS GOVERNMENTAL AGENCIES NOTICED BY MAIL o APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 Pitkin County Mailing List of 300 Feet Radius From Parcel: 273512437002 on 09/27/2018 tTKIN ouNT -It Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. http://www.pitkinmapsandmore.com 57 GARMISCH LODGING LLC JOHNSON MONTAE IMBT GARMISCH LODGING LLC 110 W MAIN ST 6820 BRADBURY 110 W MAIN ST ASPEN,CO 81611 DALLAS,TX 75230 ASPEN,CO 81611 ZATS JULIE GARMISCH LODGING LLC GARMISCH LODGING LLC 118 N GARMISCH 110 W MAIN ST 110 W MAIN ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 GARMISCH LODGING LLC HOTEL ASPEN CONDO ASSOC 203 E HALLAM LLC 110 W MAIN ST COMMON AREA 101 S MILL ST#200 ASPEN,CO 81611 110 W MAIN ST ASPEN,CO 81611 ASPEN,CO 81611 GARMISCH LODGING LLC RODNEY JOHN W 111 WEST FRANCIS LLC 110 W MAIN ST 8536 N GOLF DR 28 ROCK RIDGE AVE ASPEN,CO 81611 PARADISE VALLEY,AZ 85253 GREENWICH,CT 06831 GSW FAMILY INV LP GARMISCH LODGING LLC CITY OF ASPEN 1320 HUNSICKER RD 110 W MAIN ST 130 S GALENA ST LANCASTER,PA 17601 ASPEN,CO 81611 ASPEN,CO 81611 GARMISCH LODGING LLC HENRY FREDERICK B TRUST HERRON LLC 110 W MAIN ST 100 W HALLAM ST 1627 SOUTH BLVD ASPEN,CO 81611 ASPEN,CO 81611 HOUSTON,TX 77006 PARDUBA JIRI CITY OF ASPEN GARMISCH LODGING LLC 116 N GARMISCH ST 130 S GALENA ST 110 W MAIN ST ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 81611 GARMISCH LODGING LLC GARMISCH LODGING LLC GARMISCH LODGING LLC 110 W MAIN ST 110 W MAIN ST 110 W MAIN ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 HALLAM LLC HOGUET CONDO ASSOC ASPEN COMM UNITED METHODIST CHURCH PO BOX 2408 COMMON AREA 200 E BLEEKER ST ASPEN,CO 81612 118 E BLEEKER ST ASPEN,CO 81611 ASPEN,CO 81611 BTRSARDY LLC HOGUET CONSTANCE M GARMISCH LODGING LLC PO BOX 10195 DEPT 1173 333 E 68TH ST 110 W MAIN ST 58 PALO ALTO,CA 94303 NEW YORK, NY 10065 ASPEN,CO 81611 EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF ROP R Y: C�S— t� , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 20 STATE OF COLORADO ) ss. County of Pitkin ) (name, please print) being or representing an A plicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of t Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Si re ' The foregoing "Affidavit of Notice" was a owledrged be re me this ay of ��— , 20 , by it WITNESS MY HAND AND OFFICIAL SEAL NOTICE OF PUBLIC HEARING My commission ex 'res: RE:105 East Hallam Street Public Hearing:Wednesday,June 26, 2019;4:30PM Meeting Location:City Hall,City Council Chambers 130 S.Galena St.,Aspen,CO 81611 Notary Public Project Location: 105 East Hallam Street,PIDII 2735-124-37-002. Legally described as the East Bock65 CittyandTownsteoAspenfColorado. MARIA RENEE ESPINOZA Description:The applicant requests final design approval for relocation of a historic residence onto NOTARY PUBLIC a new basement,and the construction of a new additio". SATE OF COLORADO Land Use Reviews:Final Major Development Decision Making Body: Historic Preservation TACHMENTS AS APPLICABLE'. Commission IOTARY ID 20184028029 Applicant:105 East Hallam LLC,623 PLICATION '"�� ' 04MISSION EXPIRES JULY 10,2022 East Hopkins Avenue,Aspen,CO 81611 r More Information: For further information related --• to the project,contact Amy Simon the Ci ,THE POSTED NOTICE(SIGN) Aspen Community Development Department. 130S: 30S.Galena St.,Aspen,CO,970.429.2758, JERS AND GOVERNMENTAL AGENCIES NOTICED amy.simon@cityotaspen.com. Published in the Aspen Times on June 6,2019. 0000433332 • APPLICANT CERTIFICATION OFMINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 GARMISCH LODGING LLC VICTORIANS AT BLEEKER CONDO ASSOC COLLINS CINDA REV TRUST 110 W MAIN ST 101 E BLEEKER ST 301 KENWOOD PKWY#301 ASPEN,CO 81611 ASPEN,CO 81611 MINNEAPOLIS,MN 554031162 TARVER CHARLES 308 ASPEN HOLDING CO LLC GARCIA STEVEN J 616 E HYMAN AVE 501 MORRISON RD#100 120 N GARMISCH ASPEN,CO 81611 GAHANNA.OH 43230 ASPEN,CO 81611 GARMISCH LODGING LLC GARMISCH LODGING LLC 120 EAST MAIN PARTNERS LLC 110 W MAIN ST 110 W MAIN ST 120 E MAIN ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 PENN PAUL E& SUSAN W DOMINGUE FAMILY TRUST GARMISCH LODGING LLC 2566 LUCILLE DR PO BOX 2293 110 W MAIN ST FT LAUDERDALE,FL 333162324 WINTER PARK,FL 32790 ASPEN,CO 81611 MOUNTAIN STATE PROPERTIES LLC JAMMB LLC GARMISCH LODGING LLC 715 10TH ST S PO BOX 5560 110 W MAIN ST NAPLES,FL 34102 EL DORADO HILLS,CA 95762 ASPEN,CO 81611 ERWIN GREGORY D ELLERMAN JEFFREY S&PAMELA C ROSE BRANDON 5062 S 108TH ST#122 3600 CARUTH BLVD PO BOX 544 OMAHA,NE 68137 DALLAS,TX 75225 WHARTON,NJ 07885 CRAWFORD RANDALL&ABIGAIL MOUNTAIN STATE PROPERTIES LLC GARMISCH LODGING LLC 124 N GARMISCH ST 715 10TH ST S 110 W MAIN ST ASPEN,CO 81611 NAPLES,FL 34102 ASPEN,CO 81611 GARMISCH LODGING LLC HOGUET CONSTANCE M GARMISCH LODGING LLC 110 W MAIN ST 333 E 68TH ST 110 W MAIN ST ASPEN,CO 81611 NEW YORK,NY 10065 ASPEN,CO 81611 GARMISCH LODGING LLC 114 EAST BLEEKER STREET ASSOC 110 W MAIN ST COMMON AREA ASPEN,CO 81611 114 E BLEEKER ST ASPEN,CO 81611 59 0 cn ................................................................................................................................................................................................... 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