HomeMy WebLinkAboutagenda.hpc.20121128 ASPEN IIISTORIC PRESERVATION COMMISSION
REGULAR MEETING
NOVEMBER 289 2012
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
SITE VISIT- Please visit the project sites on your own
5:00 INTRODUCTION
A. Roll call
B. Approval of minutes
C. Public Comments
D. Commission member comments
E. Disclosure of conflict of interest(actual and apparent)
F. Project Monitoring
G. Staff comments
H. Certificate of No Negative Effect issued
I. Submit public notice for agenda items
OLD BUSINESS
A. None
NEW BUSINESS
5.10 A. 111 S. 6h Street-Minor Review,PUBLIC HEARING
5.40 B. 208 E.Main Street-Parking Variance, PUBLIC HEARING
6:10 C. 305S. Mill Street-Minor Review, PUBLIC HEARING
WORKSESSION
6.40 A. 114 Neale Avenue
7:10 ADJOURN
TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR
AGENDA ITEM
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation (5 minutes)
Board questions and clarifications (5 minutes)
Applicant presentation (20 minutes)
Board questions and clarifications (5 minutes)
Public comments (close public comment portion of hearing) (5 minutes)
Chairperson identified the issues to be discussed (5 minutes)
HPC discussion (15 minutes)
Applicant rebuttal (comments) (5 minutes)
Motion (5 minutes)
*Make sure the motion includes what criteria are met or not met.
No meeting of the HPC shall be called to order without a quorum consisting
of at least four (4) members being present. No meeting at which less than a
quorum shall be present shall conduct any business other than to continue
the agenda items to a date certain. All actions shall require the concurring
vote of a simple majority, but in no event less than three (3) concurring votes
of the members of the commission then present and voting.
PROJECT MONITORING- Projects in bold are currently under construction.
Ann Mullins 217 E. Sleeker-Kribs
205 S. Spring-Hills
Fox Crossing
Red Butte Cemetery
Boomerang
604 W.Main
Lift One
316 E. Hopkins
610 W. Hallam-light
AspenCore
623 E. Hopkins
Jay Maytin 518 W. Main-Fornell
Red Butte Cemetery
320 Lake
435 W. Main-AJCC
920 W.Hallam
28 Smuggler Grove
Lift One
400 E. Hyman(Tom Thumb)
Nora Berko 1102 Waters
332 W. Main
28 Smuggler Grove
Jamie Brewster McLeod 518 W. Main-Fornell
205 S. Spring-Hills
302 E.Hopkins-Hillstone Restaurants
1102 Waters
Sallie Golden 400 E. Hyman(Tom Thumb)
Jane Hills 320 W. Hallam Street
Willis Pember 508 E. Cooper
Hotel Jerome
202/208 E. Main
AspenCore
Patrick Segal 623 E. Hopkins
M:\city\planning\hpc project monitoring\PROJECT MONITORING.doc
11/23/2012
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 111 S. Sixth Street-Minor Development, Public Hearing
DATE: November 28, 2012
SUMMARY: The applicant requests minor changes to a non-historic building on a landmarked
property, located in the Main Street Historic District. The proposal is to enclose an existing deck
and construct a deck of roughly half the size on the same fagade.
APPLICANT: Mark Goldstein, owner,represented by Derek Skalko, One Friday Design.
PARCEL ID: 2735-124-46-028.
ADDRESS: 111 S. Sixth Street, Unit 1 of the Olsen Condo Subdivision, Block 19, City and
Townsite of Aspen, Colorado.
ZONING: Mixed-Use
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project's conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the
HPC with relevant information on the proposed project and a recommendation to continue.,
approve, disapprove or approve with conditions and the reasons for the recommendation. The
HPC will review the application, the staff analysis report and the evidence presented at the
hearing to determine the project's conformance with the City of Aspen Historic Preservation
Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue
the application to obtain additional information necessary to make a decision to approve or
deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue a Development Order. The HPC decision
shall be final unless appealed by the applicant or a landowner within three hundred(300)feet
of the subject property in accordance with the procedures set forth in Chapter 26.316.
Staff finding: The proposal is to alter the deck area on the north fagade of this residential
structure, at the corner of Main and S. Sixth Streets. The building was constructed in 2006 as
part of the preservation of a historic cabin at the front of the site. The relevant guidelines from
"The City of Aspen Historic Preservation Design Guidelines are listed on Exhibit A.
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The property, which is just less than 3,000 square feet in size, has approximately 160 square feet
of unused floor area. The applicant would like to increase the living space in the alley house.
The deck that is to be enclosed is inset, under the main roof of the building. The overall massing
of the house will not be greatly affected by infilling windows above the existing railing. A new
deck, which projects from the north facade, is to be added.
Staff finds that the proposal is not in conflict with any of the design guidelines. The new deck
will still help to reduce the scale of the building fagade behind the historic cabin. The new deck
will slightly diminish the clearance between the front and rear buildings, but 10' is still provided.
The proposed windows and materials match the existing construction.
Staff finds that the application meets the design guidelines.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends the project be approved as designed.
Exhibits:
Resolution# , Series of 2012
A. Relevant HPC design guidelines
B. Application
Exhibit A: Relevant Historic Preservation Design Guidelines for 111 S. Sixth Street, Minor
Development
New buildings on a Historic Landmark property
11.3 Construct a new building to appear similar in scale with the historic buildings on the
parcel.
u Subdivide larger masses into smaller "modules" that are similar in size to the historic
buildings on the original site.
11.5 Use building forms that are similar to those of the historic property.
❑ They should not overwhelm the original in scale.
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11.8 Use building materials that contribute to a traditional sense of human scale.
❑ Materials that appear similar in scale and finish to those used historically on the site are
encouraged.
❑ Use of highly reflective materials is discouraged.
11.9 Use building components that are similar in size and shape to those of the historic
property.
❑ These include windows, doors and porches.
❑ Overall, details should be modest in character.
Main Street Historic District
7.12 A new structure should step down in scale where it abuts a single story historic
structure.
7.15 On larger structures, subdivide the mass into smaller"modules" that are similar in
size to single family residences or Victorian era buildings seen traditionally on Main Street.
❑ Other subordinate modules may be attached to the primary building form.
7.16 Use building components that are similar in size and shape to those of the Victorian
era residences seen traditionally on Main Street.
• These include windows, doors and porches.
• Overall, details should be modest in character.
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A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING MINOR DEVELOPMENT FOR 111 S. SIXTH STREET,UNIT 1 OF THE
OLSEN CONDO SUBDIVISION, BLOCK 19, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION# , SERIES OF 2012
PARCEL ID: 2735-124-46-028
WHEREAS, the applicant, Marc Goldstein, represented by represented by Derek Skalko, One
Friday Design, has requested Minor Development approval for 111 S. Sixth Street, Unit 1 of the
Olsen Condo Subdivision, Block 19, City and Townsite of Aspen. The property is a designated
landmark; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Minor Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.0 of the
Municipal Code and other applicable Code Sections. The HPC may approve, disapprove,
approve with conditions or continue the application to obtain additional information necessary to
make a decision to approve or deny; and
WHEREAS, Amy Guthrie, in her staff report dated November 28, 2012, performed an analysis
of the application based on the standards, found that the review standards, the "City of Aspen
Historic Preservation Design Guidelines" and, guidelines for the Main Street Historic District
were met; and
WHEREAS, during a duly noticed public hearing on November 28, 2012, the Historic
Preservation Commission considered the application, found the application was consistent with
the applicable review standards and approved the application by a vote of_to
NOW,THEREFORE,BE IT RESOLVED:
That HPC hereby approves Minor Development for the property located at 111 S. Sixth Street,
Unit 1 of the Olsen Condo Subdivision, Block 19, City and Townsite of Aspen, Colorado, as
proposed.
HPC Resolution No._, Series of 2012
111 S. Sixth Street
Page 1 of 2
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APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November,
2012.
Ann Mullins, Chair
Approved as to Form:
Debbie Quinn, Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
HPC Resolution No._, Series of 2012
111 S. Sixth Street
Page 2 of 2
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ATTACHMENT 2-Historic Preservation Land Use Application
PROJECT:
Name:
Location:
OIS I C"LST�Jt�j aVt3�1V��tb�� U1V rr
(Indicate street address,lot&block number or metes and bounds description of property)
Parcel ID# (REQUIRED) 2.`735
APPLICANT:
Name: F1':?f►"MY r lv%A RC. (,- O- 9
Address: q-5H 5 Fb-5 ' O-xK r;tAr_E. IOD -- 1�c3t�;�c1%tJ � -TV -7762
Phone#:1170 .9 25 . 22 0-7 Fax#: E-mail: Q ��D.�Y•C
REPRESENTATIVE'
Name: �► t � lZ+ S �nct r�t7-csj�
Address: loo C' ( �� ZS ASf '►�l GO gIGC 7
Phone#: -70 °307- 0_(41R'�; Fax#: E-mail:
TYPE OF APPLICATION: lease check all that apply):
❑ Historic Designation ❑ Relocation(temporary,on
❑ Certificate of No Negative Effect ❑ or off-site)
❑ Certificate of Appropriateness ❑ Demolition(total
LA -Minor Historic Development demolition)
❑ -Major Historic Development ❑ Historic Landmark Lot Split
❑ -Conceptual Historic Development
❑ -Final Historic Development
-Substantial Amendment
EXISTING CONDITIONS: (description of existing buildings,uses,previous approvals,etc.
r- rr7112 "> 1 51 Pp_ T A C_ M IIiAR/;f, G a77AC,E
PROPOSAL: (description of proposed buildings,uses,modifications,etc.
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Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
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Revised 6 February 2012-Revised areas per current calculation methods.
Revised 20 August 2010-Revised for new Living/Dining Room extension onto 2nd Floor Deck
Revised 28 December 2005
Revision#4/12 September 2005
Site& Building Data:
ALLOWABLE FAR/MIXED USE LOT:
Site Area: 2,565 sq.ft.
FAR 0.75
Allowable Building Area: 1923.8
COACH HOUSE BUILDING AREA: 111 North 6th St. comments:
Building Area: Zoning Area:
Basement Floor Area: 557.4 sq.ft. - sq.ft.
Additional Basement Area Calculation:
percent of wall above grade(34 sq.ft./860 sq.ft.) 3.95% 22.0 sq.ft. Additional area for area well in basement.
1st Floor Area: 358.7 sq.ft. 358.7 sq.ft.
Garage @ 1st Floor: 192.5 sq.ft. - sq.ft. Garage area is less than 250 sq.ft and is not
counted.
2nd Floor Area: 405.4 sq.ft. 405.4 sq.ft.
sq.ft. sq.ft. Added area for enclosed deck not previously
Additional Area for Enclosure of Existing Deck: 145.8 145.8 counted as FAR area.
New Cantilevered Balcony(5'-0"x 12'-0") 60.0 sq.ft. - sq.ft. Balcony area of 60 sq.ft,is less that 15%of the
total area of the building.
3rd Floor Area: 399.5 sq.ft. 399.5 sq.ft.
Stair opening to below. (50.2) sq.ft (50.2) sq.ft. Stair opening not counted.
TOTAL COACH HOUSE AREA: 2,069.2 sq.ft. 1,281.3 sq.ft.
HISTORIC CABIN BUILDING AREA: 701 West Main St.&105 North 6th St.
Building Area: Zoning Area:
Basement 589.9 sq.ft. - sq.ft.
Additional Basement Area Calculation:
percent of wall above grade(41 sq.ft.1924 sq.ft.) 4.44% 26.18 sq.ft. Additional area for area well in basement
1st floor 669.1 sq.ft. 669.1 sq.ft.
Stair opening to below: (65.6) sq.ft (65.6) sq.ft. Stair opening not counted.
TOTAL HISTORIC CABIN AREA: 1,193.5 sq.ft. 629.7 sq.ft.
TOTAL ZONING BUILDING AREA:
Zoning Area:
Coach House Building Area: 1,281.3 sq.ft.
Historic Cabin Building Area: 629.7 sq.ft.
TOTAL COMBINED ZONING BUILDING AREA: 1,911.1 sq.ft.
UN-USED FAR AREA: 12.7 OK NOTE:
THE NEW BUILDING AREA INCLUDING THE
NEW ENCLOSED DECK IS LESS THAN THE
MAXIMUM ALLOWABLE'FAW AREA FOR
THE SITE BY 12.69 SQ.FT.
NOTE:Area calculations are based on the methods as listed in Chapter 26.575 MISCELLANEOUS
SUPPLEMENTAL REGULATIONS,of the City of Aspen, TITLE 26,LAND USE REGULATIONS,PART 500—
SUPPLEMENTARY REGULATIONS,(Ordinance No.27,Effective February,9th 2011)
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3rd Floor
Enclosed existing deck
° area. Add floor area for
enlarged Living/Dining
Room area; 145.8 sq.ft.
New cantilevered balcony
floor area of 60 sq.ft. Not
counted in FAR - less than
2nd Floor 15% of building area.
GAME
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Garage area not counted in
FAR - area is less than
250 sq.ft.
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All measurements are taken
from the exterior face of
framing
1st Floor
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SCALE:3132"=V-0"
Coach House Plans
111 North 6th Street nagle
Aspen, Colorado hartray
6 February 2012 architecture
'- Omit floor area for stair
opening; 65.6 sq.ft.
RENTALSPACE
520 SOFT.
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All measurements are taken
from the exterior face of
1st Floor framing
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SCALE:3/32"=1'-0"
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701 W. Main Street & 105 N. 6th Street nagle
Aspen, Colorado hartray
6 February 2012 architecture
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SECOND FLOOR OF EXISTING RESIDENCE CANTILEVERED BALCONY
SITE PLAN 6th Street
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A SITE PLAN
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30 Wes[Monroe Street SHOWING ENCLOSED 2nd FLOOR DECK WITH ADDITIONAL Aspen, Colorado
Chicago,Illinois 60603
T. 312A25.1000
F. 312.425.1001 CANTILEVERED BALCONY 1 September 2010 SCALE: 3/32"=1'-0”
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1 September 2010 SCALE: 3/32”=1'-0"
.. CHIBI�
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
1 t 1 �Pou_ }{ Aspen,CO
SCHEDULED PUBLIC HEARING DATE:
W OON5--VA r , KXX hE 3EY2 ,20 12
STATE OF COLORADO )
ss.
County of Pitldn )
(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.
x 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 Iday of • 'W�F3E12 , 20 (Z, to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
N f�
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)
{
p` Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested,to affected mineral estate owners by at least thirty(30) days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the current
tax records of Pitkin County. At a minimum, Subdivisions that create more than
one lot, Planned Unit Developments, Specially Planned Areas, and COWAPs are
l subject to this notice requirement.
N f Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended,whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments.
Signature
The foregoing"Affidavit of Notice"was acknowledged before me this i 3 day
of 1\)OVE1A6FQ , 20 Q T
cR�l� SkALVO
WITNESS MY HAND AND OFFICIAL SEAL
ANASTASIA YEASH
NOTARY PUBLIC My co ssion expires: U(1, 02016
STATE OF COLORADO
NOTARY ID 20124051913 j
MY COMMISSION EXPIRES AUGUST 28,2016 I
N ublic
ATTACHMENTS AS APPLICABLE:
•
COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGH)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BYAWL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
f.
�f
AZT
P BLIC NOTICE
te: November 28.2012
Time: 5 0 p.m.
Place:130 S.Galena Street.City
Hall,Council Chambers
Purpose:
HPC will consider a proposal to
modify an upper Floor deck on the
north facade of this building. The
applicant is Marc Goldstein,111 S-_
Sixth Street,Aspen.CO.81611.
For further information contact Aspen
Planning Dept.at 970-429-2758.
P7
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 208 E. Main Street-parking variance and fee waiver, Public Hearing
DATE: November 28, 2012
SUMMARY: 208 E. Main Street is a 3,000 square foot lot that is the location of Salon Tulio.
The owner has just finalized a historic landmark lot split, approved by HPC and Council, which
separated the subject property from the 3,000 square foot lot to the west.
There are two existing buildings on the site; a Victorian era miner's cottage, with a non-historic
addition towards the back, and a shed along the alley. The addition to the miner's cottage may
have been used as an apartment in the past, but more recently it has served as office space. The
property owner would like to put the residential use back in place. Landmarks are eligible for a
"Change in Use" approval by the Planning Director, however the unit must meet zoning
requirements, which in this case includes either providing one parking space on the site or paying
a cash-in-lieu fee. There is not adequate room on the site for the required space. A variance
from providing a parking spot and the cash-in-lieu fee is requested.
STAFF RECOMMENDATION: Staff recommends that HPC support the parking variance since
providing a space on the property is infeasible. Staff recommends the cash-in-lieu fee be waived as
a historic preservation benefit.
APPLICANT: Michael Giordano,represented by Sara Upton.
ADDRESS AND PARCEL ID: 208 E. Main Street, Lot 2, Main Street Victorians Historic
Landmark Lot Split, Block 73, City and Townsite of Aspen, PID#2737-073-20-012.
ZONING: MU, Mixed Use.
PARKING VARIANCE/CASH-IN-LIEU WAIVER
Properties listed on the Aspen Inventory of Historic Sites and Structures may provide fewer on-
site parking spaces than required, and/or receive a cash-in-lieu fee waiver if the standards below,
found at Section 26.515.040 of the Municipal Code are met.
1. The parking needs of the residents, customers, guests and employees of the project
have been met, taking into account potential uses of the parcel, the projected traffic
generation of the project, any shared parking opportunities, expected schedule of
parking demands, the projected impacts on the on-street parking of the
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P8
neighborhood, the proximity to mass transit routes and the downtown area and any
special services, such as vans, provided for residents, guests and employees.
2. An on-site parking solution meeting the requirement is practically difficult or
results in an undesirable development scenario.
3. Existing or planned on-site or off-site parking facilities adequately serve the needs
of the development, including the availability of street parking.
HPC must also find that the review standards of Section 26.415.110.0 of the Municipal Code are
met. They require that:
1. The parking reduction and waiver of payment-in-lieu fees may be approved upon a
finding by the HPC that it will enhance or mitigate an adverse impact on the
historic significance or architectural character of a designated historic property, an
adjoining designated property or a historic district.
Staff Response: The required parking space would be for the use of the residential unit, not the
commercial business. There has not been on-site parking spaces available for the commercial
uses on this property for many years (including the office space that is now being converted to
residential), if ever.
A parking space that meets code requirements must be 8 '/2' wide and 18' long. The attached
diagram shows that there is not adequate space available because of the presence of a shed that
may be historically significant, and existing trees. Staff finds that the parking cannot physically
fit on the property. A residential unit that is occupied as a primary residence is permitted to
receive on-street parking permits, whether cars are accommodated on the private property or not.
Staff finds that the City has a system in place for the applicant to request neighborhood parking
permits. The site is located in the core of the City, on the bus route.
When parking cannot be accommodated on-site, a cash-in-lieu payment is generally required in
order to fund public parking facilities or other mobility enhancements. The fee per parking space
is $30,000. The applicant requests this fee be waived as a preservation benefit. If not for the
presence of the shed, which thus far appears to be considered a contributing historic resource, the
parking could be provided on the site.
HPC should be aware that the Parking Department, which would be impacted by the fee waiver,
has expressed that funds are needed for the repair of the existing parking garage. Parking would
prefer the fee be required.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
2
P9
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC grant the waiver of one on-site parking
space and grant a waiver of the cash-in-lieu fee associated with creating a residential unit at 208
E. Main Street only because of the inability to physically provide a spot on the site.
Exhibits:
Resolution# , Series of 2012
A. Application
3
P10
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING A PARKING VARIANCE AND CASH-IN-LIEU FEE WAIVER FOR THE
PROPERTY LOCATED AT 208 E. MAIN STREET, LOT 2, MAIN STREET
VICTORIANS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION,
BLOCK 73, CITY AND TOWNSITE OF ASPEN, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION#_, SERIES OF 2012
PARCEL ID: #2737-073-20-012
WHEREAS, the property owner, Michael Giordano, owner of the property located at 208 E.
Main Street, Lot 2 of the Main Street Victorians Historic Landmark Lot Split Subdivision
Exemption, represented by Sara Upton, has requested a parking variance and cash-in-lieu fee
waiver; and
WHEREAS, in order to approve this request, the Historic Preservation Commission must find
that the review standards found at Section 26.515.040, Special Review, are met as well as the
standards at 26.415.110.0; and
WHEREAS, Amy Guthrie, in her staff report to HPC dated November 28, 2012, performed an
analysis of the application and recommended that HPC support the application; and
WHEREAS, at their regular meeting on November 28, 2012, the Historic Preservation
Commission considered the application, found the application was consistent with the review
standards and granted approval by a vote of_to_
NOW, THEREFORE,BE IT RESOLVED:
That HPC hereby grants a waiver of one on-site parking space and grants a waiver of the cash-in-
lieu fee associated with creating a residential unit at 208 E. Main Street.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November,
2012.
Ann Mullins, Chair
Approved as to Form:
Debbie Quinn,Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
208 E. Main Street
HPC Resolution#_, Series of 2012
Page 1 of 1
P1.1
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10-31-2012
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EXHIBIT
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
;S V rG , "A1K ,Aspen, CO
SCHEDULED PUBLIC HE G DATE:
STATE OF COLORADO )
ss.
County of Pitkin )
(name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that 1 have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
—ZPublication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen(15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice,which form was obtained from the _
Community Development Department, which was made of suitable, waterproof
materials,which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen(15) days prior to the public hearing
and was continuously visible from the_day of , 20_,to
and including the date and time of the public hearing. A photograph of the posted
notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department,which contains the information described in Section
26304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(Continued on next page)
Rezoning or text amendment: Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise,the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However, the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
Si at
The foregoing "Affidavit of Notice" was acknowledged before me this eday
of 20j_�_by
WITNESS MY HAND AND OFFICIAL SEAL
My commission e Tres: �5
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
• LIST OF THE OWNERS AND GOVERNMENT AGENGIES NOTICD
BY MAIL
• APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
PUBLIC NOTICE
RE:268 E.MAIN STREET-PARKING VARIANCE
NOTICE/S HEREBY GIVEN that a public hearing _
will be held-1 Wednesday,November 28,2012,at
a meeting to begin at 5:00 p.m.before Ile Aspen -
Historic Preservation Commission,in Council
Chambers,City Hall,730 S.Galena St.,Aspen.
HPC will consitler an application submitted by
Michael Giordano,owner of the property located at
208 E.Main Street,Unit B ,,he Main Street Victo-
rians Condominiums,Block 73.City and Town site
of Aspen,PIDiY2737-073-20-012. The applicant
requests a waiver of the requirement to provide
one parking space on the property for a resitlemial
unit. For further information,contact Amy Guthrie
at the City of Aspen Community Development De-
partment,130 S.Galena St.,Aspen,Co,(970)
429-2758.amy.guthne®cityofaspen.com
Ann Mullins
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times Weekly on Novem-
ber 8,2012(85704971
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
, Aspen, CO RECEIVED
SCHEDULED PUBLIC HEARING DATE:
, 20/J` NOV 19 2012
STATE OF COLORADO ) Uff Or ASPEN
) ss. COMMUNITY DEVELOPMENT
County of Pitkin )
C71 U (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.
Al 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.
DY 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 that create more than
one lot, Planned Unit Developments, Specially Planned Areas, and COWAN are
subject to this notice requirement.
t� off- Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments.
Signature
The foregoing"Affidavit of Notice" was acknowledged before me this, day
Of A/2 1/tT 10-62C, , 20 l2; by NtG irjJ
WITNESS MY HAND AND OFFICIAL SEAL
TODD A LAY
NOTARY PUBLIC My commissio expires:
STATE OF COLORADO
NOTARY ID 19994002103
W COMMISSION EXPIRES 3MUARY 25.2015 Notary Public
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
l...............
7H r' 5 T/I
State of Colorado
County of Pitkin
` TODD A LAY
NOTARY PUBLIC
Notary Public: STATE OF COLORADO
_ NOTARY ID 19994002109
CommiSinp1!'@ :_.. MY COMMISSION EXPIRES 7ANUARY25,2015
PUBLIC NOTICE
RE: 208 E.MAIN STREET-PARKING VARIANCE
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, November 28,
2012, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in
Council Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an application submitted
by Michael Giordano, owner of the property located at 208 E. Main Street, Unit B of the Main Street
Victorians Condominiums, Block 73, City and Townsite of Aspen, PID#2737-073-20-012. The
applicant requests a waiver of the requirement to provide one parking space on the property for a
residential unit. For further information, contact Amy Guthrie at the City of Aspen Community
Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2758,
amy.guthrie @cityofaspen.com - - - - - - - -
s/Ann
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times on November 8,2012
City of Aspen Account
Jam Free Printing
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303 EAST MAIN LLLP
201 E MAIN LLC PO BOX 8016 8 1 61 2
20 EAST MAIN PARTNERS LLC PO BOX 345 ASPEN, 0
20 E MAIN ST ASPEN,CO 81612
ASPEN,GO 81611
ASPEN COMMUNITY UNITED
CARLS REAL ESTATE LLC
ALPINE PETROLEUM LLC 200TH ODIST CH RCH ASFSEOX CO 81612
435 E MAIN ST
ASPEN,CO 81611 ASPEN,CO 81611
CITY OF ASPEN
CHALAL JOSEPH B ATTN FINANCE DEPT
CARVER RUTH A&MARTIN G 31 ANNA ST 130 S GALENA ST
10 BYRON LN OCEAN RIDGE, FL 33435 ASPEN,CO 81611
MUSCATINE,IA 52761
EXPLORE BOOKSELLERS&BISTRO R E GETTMAN ROSA H TRUST
COLORADO MOUNTAIN NEWS MEDIA LLC 325 S(FOREST
GO 300 CRESCENT CT#1000 DENVER, CO 80246
PO BOX 1927 DALLAS,TX 75201
CARSON-CITY,NV 89702
NODES ALAN&DEBORAH HOFFMAN JOHN&SHARON
210 W' 5TH ST APT 211
HAYES MARY E&JAMES L FAM LP LLLP KANSAS CITY, MO 64105-1166
114 N ASPEN ST.
209 E BLEEKER ST ASPEN,CO 81611
ASPEN,GO 81611
PROPERTY E RTY LLC KRIBS KAREN REV LIV TRUST
STANC
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JEROME PO BOX 9994
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HOGUET 540 W MADISON S ASPEN,CO 81612
333 E 68TH ST CHICAGO, IL 60661
NEW YORK, NY 10021
MONARCH BUILDING LLC
MATTINGLY MARK&ALIXE MONARCH&HOPKINS LLC 50% PO BOX 126
929 CAMINO VIEJO S BOX 1 CO WOODY CREEK,CO 81656
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SANTA BARBARA,CA 93108 ASPEN, O 81(112
NUNN RONALD E& SHIRLEY A PARZYBOK WILLIAM G JR TRUSTEE 296�R MAIN ST FAMILY TRUST
741 SUNSET RD 38624 N 104TH ST ASPEN, CO 81611
BRENTWOOD, CA 94513 SCOTTSDALE,AZ 852623711
SADLER QUAL PERS RES TRUST#10 SARDY HOUSE NEW LLC
C/O UNITED REAL ESTATE VENTURE:
PENN PAUL E&SUSAN W 50%
INC
3830 E 79TH ST 8536 N GOLF DR
240 CRANDON BLVD#167
INDIANAPOLIS, IN 46260-3457 PARADISE VALLEY,AZ 85253 KEY BISCAYNE,FL 33149
WHITMAN RANDALL A
SSM LAND AQUISITION CO LLC WHEELER SQUARE ASSOCIATES 80% 4845 HAMMOCK LAKE DR
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HOUSTON,TX 77019 ASPEN,GO 816111956
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PUBLIC NOTICE
RE:208 E.MAIN STREET-CONCEPTUAL MA-
JOR
AFFIDAVIT OF PUBLIC NOTICE VARIANCESOPMENT,SPECIAL REVIEW AND
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE COL�O ble hd HER dYa IVEN that pube 2012 hearing
meeting to begin at 5:00 p.m.before the Aspen
Historic Preservation Commission,in Council
Chambers,City Hall,130 S.Galena St.,Aspen.
HPC will consider an application submitted by
Michael Giordano,owner of the property located at
ADDRESS OF PROPERTY' 208 E.Main Street,Unit B of the Main Street Victo-
rians Condominiums,Block 73,City and Townsite
of Aspen,PID#2737-073-20-012. The applicant
r�D co> QL&.>J. , Aspen, CO proposes to partially demolish a non-historic addi-
tion at the back of the existing Victorian house and
replace it with a new addition. An existing out-
building is to be minimally relocated al g the alley
SCHEDULED PUBLIC HEARING DATE: re part of a basement excavation. T e applicant
requests the following variances:up o a 3'east
,` sideyard setback reduction for new ghtwells,a
W J —
\A , 204 3'2"east sideyani setback reduction f i existing
side entry into the salon,up to a 5'a st sideyard
reduction for an existing shed and pr posed new
basement below it,up to a 5'rear yard setback re-
duction for an existing shed and basement below it,
a 5'west sideyard setback reduction for an addi-
tion to the Victorian structure and basement below
STATE OF COLORADO ) it. The applicant requests a reduction in the re-
quired utility/trash/recycle storage area. For fur-
) ss. ther information,contact Amy Guthrie at the City of
Aspen Community Development Department,130
S.Galena St.,Aspen,CO,(970)429-2758,
County of Pitkin ) amy.guthrie0d.aspen.00.us.
a/Ann Mullins
Chair,Aspen Historic Preservation Commission
Published in the Asp en Times Weekly on February 23,2012.[7578674]
(name,pi
being or representing an Applicant to the City of Aspen, Colorado, hereby per.
certify that I have complied with the public notice requirements of Section 26.
(E) of the Aspen Land Use Code in the following manner:
I
X Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
and was continuously visible from the day of _, 200_, 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 (3010) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty(60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(continued on next page)
Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested,to affected mineral estate owners by at least thirty (30) days prior to
the date scheduled for the initial public hearing on the application of
development. The names and addresses of mineral estate owners shall be those
on the current tax records of Pitkin County. At a minimum, Subdivisions that
create more than one lot, Planned Unit Developments, Specially Planned Areas,
and COWAPs are subject to this notice requirement.
Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However, the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen(15) days
prior to the public hearing on such amendments.
Signature
The foregoing "Affidavit of Notice" was acknowlijedgedAefore me this eday
of CLW LA , 20151„ by
WITNESS MY HAND AND OFFICIAL SEAL
My commission expires: l (a
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
P13
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 305 S. Mill Street-Minor Development, Public Hearing
DATE: November 28, 2012
SUMMARY: The applicantY7
requests HPC approval for
minor changes to a non-historic
building located in the
Commercial Core Historic
District. The work, which
x
involves exterior materials,
doors and lighting, already
occurred at the time that the n
property was remodeled for the
opening of Above the Salt. The
modifications were completed
without the proper reviews.
APPLICANT: Craig Cordts- , u
Pearce, represented by Amos
Underwood,pbr workshop.
PARCEL ID: 2737-182-17-004.
ADDRESS: 305 S. Mill Street, Aspen Commercial Condominiums Unit B, Block 19, City and
Townsite of Aspen, Colorado.
ZONING: Commercial Core.
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project's conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the
HPC with relevant information on the proposed project and a recommendation to continue,
approve, disapprove or approve with conditions and the reasons for the recommendation. The
HPC will review the application, the staff analysis report and the evidence presented at the
hearing to determine the project's conformance with the City of Aspen Historic Preservation
1
P14
Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue
the application to obtain additional information necessary to make a decision to approve or
deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue a Development Order. The HPC decision
shall be final unless appealed by the applicant or a landowner within three hundred(300)feet
of the subject property in accordance with the procedures set forth in Chapter 26.316.
Staff finding: The City has very little information about the subject structure, however it was
identified as a possible contributing example of AspenModern era architecture in previous
surveys, primarily because the strong arched form on the east fagade relates to some other
structures in the downtown.
With the opening of Above the Salt, bamwood siding was introduced as a new exterior cladding
on some wall surfaces. New doors were added on the south fagade. All masonry was painted
and new light fixtures were installed.
The building has been remodeled numerous times for restaurant use over the last decades. Door
and window openings have changed each time. Staff finds that the new alterations do not
conflict with the HPC guidelines.
With regard to the new paint, HPC discourages painting masonry on historic structures due to the
effect on building character, and the possibility that it will cause the soft brick to deteriorate. On
a non-landmarked building, these issues are of less concern. That said, natural masonry is an
important characteristic material in the Commercial Core.
In general, unpainted barnwood siding is not typical of downtown, however, it could be said to
relate to Aspen's historic material palette.
The subject building is an anomaly in the downtown in terms of its height, massing, siting, and
lack of a traditional storefront. Staff finds that the remodel is acceptable within the guidelines
and should be approved as designed.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the,application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends the project be approved as designed.
Exhibits:
Resolution# , Series of 2012
A. Relevant HPC design guidelines
B. Application
2
P15
Exhibit A: Relevant Historic Preservation Design Guidelines for 305 S. Mill Street, Minor
Development
HPC Guidelines
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
❑ The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
❑ All exterior light sources should have a low level of luminescence.
14.13 Leave natural masonry colors unpainted where feasible.
• Where the natural colors of building materials exist, such as with stone or brick, they should
be left unpainted.
• For other parts of the building that require painting, select colors that will complement those
of the natural materials.
• If an existing building is already painted, consider applying new colors that simulate the
original brick color.
❑ , It is also appropriate to strip the paint from a masonry building to expose the natural color of
the stone or brick.
Commercial Core Historic District Guidelines
6.59 High quality, durable materials should be employed.
❑ The palette of materials proposed for all development should be specified and approved as
part of the general and detailed development approvals process, including samples of
materials as required.
6.60 Building materials should have these features:
❑ Convey the quality and range of materials seen historically
❑ Reduce the scale and enhance visual interest
❑ Convey human scale
❑ Have proven durability and weathering characteristics within this climate
6.61 The palette of materials used for new buildings within the core should reflect the
predominantly masonry (brickwork and natural stonework) palette of this area.
6.63 Where contemporary materials are used they shall be:
❑ •High quality in durability and finish
❑ Detailed to convey a human scale
❑ Compatible with a traditional masonry palette
3
P16
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING MINOR DEVELOPMENT FOR 305 S.MILL STREET,ASPEN
COMMERCIAL CONDOMINIUMS UNIT B,BLOCK 19, CITY AND TOWNSITE OF
ASPEN, COLORADO
RESOLUTION# , SERIES OF 2012
PARCEL ID: 2737-182-17-004
WHEREAS, the applicant; Craig Cordts-Pearce, represented by Amos Underwood of pbr
workshop, has requested Minor Development approval for 305 S. Mill Street, Aspen Commercial
Condominiums Unit B, Block 19, City and Townsite of Aspen. The property is in the
Commercial Core Historic District; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Minor Development Review, the HPC must review the application,a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.0 of the
Municipal Code and other applicable Code Sections. The HPC may approve, disapprove,
approve with conditions or continue the application to obtain additional information necessary to
make a decision to approve or deny; and
WHEREAS, Amy Guthrie, in her staff report dated November 28, 2012, performed an analysis
of the application based on the standards, found that the review standards, the "City of Aspen
Historic Preservation Design Guidelines" and guidelines for the Commercial Core Historic
District were met; and
WHEREAS, during a duly noticed public hearing on November 28, 2012, the Historic
Preservation Commission considered the application, found the application was consistent with
the applicable review standards and approved the application by a vote of_to
NOW, THEREFORE,BE IT RESOLVED:
That HPC hereby approves Minor Development for the property located at 305 S. Mill Street,
Aspen Commercial Condominiums Unit B, Block 19 City and Townsite of Aspen, Colorado, as
proposed.
HPC Resolution No._, Series of 2012
305 S. Mill Street
Page 1 of 2
P17
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November,
2012.
Ann Mullins, Chair
Approved as to Form:
Debbie Quinn,Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
HPC Resolution No. , Series of 2012
305 S. Mill Street
Page 2 of 2
r
'Pw Amy Guthrie
Pry: Craig Cordts-:Pearce
Date: September'26,2012
Re: Above the Salt=305 S. Mill St,, HPC Minor Development and Commercial Review
Dew Amy ohnea
My name is Craig Cordts-Pearce of 520 E.Durant Avenue, men,Colorado 8 1611. T
can be reachedut 910.319.0060 or any questions may also be directed to Amoy
Underwood of the pbr workshop-970.274.048 1. Thank you for your assistance in moving
this,project forward.
The project street address is: 305 S. MiIt Street,Aspen,Colorado 81611.
The legal description is: Subdi Asion: CITY AND TOWNSI TE OF ASPEN Block: 9
Lot: H&I,
PSI TD-. 2737118217802
This proposal includes the fbilowing work that 'bas been" performed at 305 & Mill
Street.
1Vork already performed;
I. Re l rce tot ma, a style doors(3)%kith French doors(2)and'standard door(1)
2. Addition of Barn wood siding to the exterior of the building
3. Re-painting of the stucco and brick exterior'areas in the Color: White
00500011 of'the AbQVVW0Tk items;
T. The removal of three glass garage style doors. Tvm of the dDors,were 7'-W'W x
' "H and one was 4'.0"W x S' ''H. The 7.0"&' x h'-+ "H openinp ire in-
tea lied with glass panel French doors, The 4,-V `x 8%07H opening was replaced
with the historical gl windov- on eider side of the front entrance 40or(FAST)
2. Following the interior theme,the applicant carried the use of 8"wide vertical';
barn wood siding to the exterior_ It has been applied vertically,to the first eight
(8)feet of the North side of the building. It can also be fund as floweebox veneer
to the multiple tlowvr boxes on site as w ll as being applied to the neighboring
staircase wall of'Pacif ca,' in the Southeast corner of the lot.
3. Following they interior theme the applicant carried the use of white wash brick to
` the exterior of the building: All stucco and brick areaswere painted `white'".
Applicant has met with HPC advisors, No C;MQ is needed, A certificake of
Appfopriateness.;Minor Historic Development is requested.
1 submi
Pearce
305-7 Mill Street LLC
540 West Madison Street,251h Floor-Chicago, Illinois 60661
October 1,2012
Aspen Building Department
517 E.Hopkins Ave
Garden Level
Aspen,CO 81611
To Whom It May Concern:
We are the owner of the building located at 305 and 307 Mill Street in Aspen. The space is occupied by
Above the Salt. Craig Corcitspearce,through his architect, has submitted a plan for minor alterations to
the space and Landlord has approved the attached drawings as presented.
Please accept this letter as permission from the landlord and property owner for submittal of the plans.
if you should have any questions or further requests, please call me directly at(312)399-7814.
Sincerely,
305-7 MILL STREET LLC
David S.Nelson
Manager
4/38/2810 11:46 312-6C 364 DRW TROING GREY PAGE 82/06
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Prcps1$r Addromi 947 8 IVILLSTRENT At li#. 00 81811
"lsr. ROBERT BARNARD TRUST
PuNSttassr. NO-?M9.L STAMET LLC A DELAWARE LIM'TEO UAefLii'Y COWANY
4vtdsrMAt DOW Apd 30,2010
Date of PrormMm. Aprl 30,2010
LspM DoscAp6en.
UNfrS A,8 AND C,ASPEN COMMERC 0L CONOWNlUM,socordmp to the Coftminfum Mapittaed nc:ardW
NwAmbbec 6,11974 in Plat book M P"*490 and as diced and dem bsd h ft 0 ceft mkon Do*m m for
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SEN ECA lt+i%RANCE 1.710.003
SOURCE CHAS PRORATED 1,801:10
2002 TAX PRORATION LOTS BW 23,453.72
20101 TAX PRORATION LOTS BAG 71710AII
INSURANCE'PREMIUM PRORATED 1950 0
BEWER CfiAflWS PRORATED 131.11
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RECORD STATEMEMM OF AUTHORITY 11.40
RscardbW F9apSplt 21,40
Sum TuMm
CITY OF AV EN WRETT 25,11410.00
CITY OF ASPEN HRETT :D0.000.00
WAL4H 9WROMENTAL 812001010
INSPECTION FEE 1,200.001
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Agreement to Pay Application Fees
An agreement between the Ci of Aspen „C. and
Property Phone No.:970-31%-0060
Owner("I"): Craig Cordts-Pearce Email:cscp@comcast.net
Address of 30517 S. Mill Street Billing CSCP
Property:; Aspen Colorado 81611 Address: 520 E. Durrant Ave.
(subject of 'above the Salt (send bills here) Aspen Colorado 81611
application)
I understand that the City has adopted,via Ordinance No., Series of 2011,review fees for Land Use applications
and the 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 flees are nor refundable.
$1,260.00 flat fee for 4 14RS. $ 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 l>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, l 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 Pee Policy including consequences for non-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 an application complete or compliant with approval criteria. If actual recorded oasts
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.
$ 1.260,00 deposit for d hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at$315 per hour.
$ deposit for hours of Engineering Department staff time.Additional time above the deposit
amount will be tilled at$265 per hour.
City of Aspen:; Proper
#y Own
Chris Eendon
Community Development Director Name: Craig Cordts-Pearce
City use: Title: Restaurant Owner at 3055. Mill Street
Fees Clue:S Received:$
Nam- E w ' +Kf
E.1 .M 970.319.0060 F"
"14 b.7 d.r.. IN
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General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
+ ❑ Does the work you are planning include exterior work; including additions,
demolitions,new construction,remodeling,rehabilitation or restoration?
❑ + Does the work you are planning include interior work; including remodeling,
- - - - rehabilitation, or restoration? - - - - - - -
+ ❑ Do you plan other future changes or improvements that could be reviewed at this
time?
❑ + In addition to City of Aspen approval for a Certificate of Appropriateness or No
Negative Effect and a building permit, are you seeking to meet the Secretary of
the Interior's Standards for Rehabilitation or restoration of a National Register of
Historic Places property in order to qualify for state or federal tax credits?
❑ ❑ If yes, are you seeking federal rehabilitation investment tax credits in
conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner-occupied residential
properties are not.)
❑ ❑ If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
❑ Rehabilitation Loan Fund ❑ Conservation Easement Program ❑ Dimensional Variances ❑
Increased Density ❑ Historic Landmark Lot Split ❑ Waiver of Park Dedication Fees ❑
Conditional Uses ❑ Exemption from Growth Management Quota System ❑ Tax
Credits
Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Amy Guthrie, 429.2758 DATE: 09/21/12
PROJECT: 305 S. Mill Street. Above the Salt
REPRESENTATIVE: Craig Cordts-Pearce
TYPE OF APPLICATION: HPC Minor Development and Commercial Design Review
DESCRIPTION: The applicant must apply for minor review approval of all exterior
modifications that were completed on the restaurant without HPC approval
last spring, in particular, door changes and installation of barnwood siding.
The applicant is also interested in creating a permanent airlock entry and
possibly a coat check area.
The property at 305 S. Mill is not individually landmarked, but is located in
the Commercial Core Historic District, therefore design review before HPC is
needed. HPC will review the project according to the applicable guidelines
in the Commercial, Lodging and Historic District Design Guidelines and
Objectives.
The expansion to the restaurant also requires review under the Growth
Management regulations. The applicant is permitted to construct a
permanent airlock entry of up to 100 square feet, exempt from net
leasable/employee mitigation. No approval other than HPC design review,
and an administrative sign off by the Planning Director, is needed before
proceeding to building permit. The airlock cannot be used for any purpose
other than to create a warm entry. Please confirm that the design of the
airlock meets Building Code considerations before submitting an application
to HPC for design review.
Construction of a coat check area requires HPC design approval, and
Growth Management approval as a Major Application before the Planning
and Zoning Commission and City Council. The application is considered
Major because the maximum number of exemptions for small remodel
projects have been used up through previous remodels of this property. (A
separate pre-application summary is being prepared for this review.
Applications can only be submitted twice per year; on February 15th and on
August 15tH )
Once the HPC design review application has been submitted, the Planning
Office will also accept an application for Temporary Use review at City
Council to consider installation of a previously existing fabric airlock for
which the land use approval has lapsed. This airlock may be permitted only
for the 2012/2013 winter season in recognition of the fact that a permanent
solution is in the review process. (A separate pre-application summary is
being prepared for this review.)
Land Use Code (including all code sections cited below):
http://www.asr)eni)itki n.com/Departments/Community-Develoi)ment/Planni ng-and-Zoning/Title-26-
Land-Use-Code/
Commercial, Lodging and Historic District Design Guidelines (see Commercial Core Historic District):
httr)://www.asi)eni)itkin.com/Departments/Community-Develoi)ment/Planning-and-Zoning/Current-
Planning/
HPC application:
http://www.asr)eni)itkin.com/Portals/0/docs/City/Comdev/Apps%20and%2OFees/form historic land use
app.pdf
Land Use Code Section(s)
26.304 Common Development Review Procedures
26.415.070.0 Certificate of Appropriateness, Minor Development
Review by: Staff for complete application, HPC for determination
Public Hearing: Yes. Posting of Public Notice only.
Planning Fees: $1,260.00 (for a 4 hour deposit, billed at$315 per hour for over 4 hours)
Total Number of Application Copies: 10
To apply, submit the following information:
1. Total Deposit for review of application.
2. Applicant's name, address and telephone number, contained within a letter signed by the
applicant stating the name, address, and telephone number of the representative authorized to
act on behalf of the applicant.
3. Written consent to the application from the property owner.
3. Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current certificate from a title insurance company, or attorney licensed to
practice in the State of Colorado, listing the names of all owners of the property, and all
mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and
demonstrating the owner's right to apply for the Development Application.
4. Completed Land Use Application.
5. Signed fee agreement.
6. Pre-application Conference Summary(this document).
7. An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen.
8. A written description of the proposal and a written explanation of how a proposed development
complies with the review standards relevant to the development application.
9. All other materials required pursuant to the specific submittal requirements.
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.
To: Amy Guthrie
From: the pbrworkshop
Date: October 20, 2012
Re: Above the Salt—305 S. Mill St. HPC Minor Development and Commercial Review
Dear Amy Guthrie,
This written response it as explanation to how the existing/proposed changes at 305 S.
Mill Street concur with Chapter 13 of the City of Aspen Historic Preservation Design
Guidelines.
13.1 This proposal respects alignment to the established town grid. No footprint
change is requested in this application and all existing walls run at 90 degrees to Hyman
Avenue and Mill Street, with exception to the"Popcorn Wagon"that has historically sat
on site at about fifty-five degrees angle to Hyman Ave.
13.2 The current entrance for above the Salt is via Mill Street, via the pedestrian mall.
At this time no additional entrances are proposed but applicant is interested in providing a
secondary public entrance that would contain a recessed entry way as recommended in
Section 13.3
13.4 This building does not contact the Alley of Block 82 as years ago the southern
half was razed to make way for Wagner Park. What was the Alley of Block 82 is now a
walking path connecting Mill Street Pedestrian Mall with Monarch Street. At this site, a
dead end footpath alleyway existing, and it is a secondary entrance to the adjacent
properties, as well as allocated space for recycling, oil waste, etc. Future work may come
in conjunction with renovations by any of the neighbor properties. 13.5 is not applicable
13.8 No change to setbacks requested in this application
13.9 Mass and Scale do not apply to this application as it is a one story structure. This
goes for section 13.10 as well.
13.11. The longer facade of the structure sits along Hyman Avenue. It will be divided
into thirds by two interior building corners, highlighted by the two awning modules of
similar size. Further division is created by the skewed"Popcorn Wagon".
13.12 Rectilinear domination is more prevalent along the North Facade. This is achieved
with a 4' parapet creating a flat roof look. Unfortunately this historic building appears to
be crushed by a twelve foot half circle of bricks on its East side.
13.13 The single story building has a Flat line look by way of four(4) feet parapet wall
added 2006 to enclose rooftop mechanical.
13.14 Does not apply as discussed in Section 13.4
13.15 Character is what makes this building what it is.The twelve foot half circle of
bricks along the East side is a good example of Contemporary. Its remodel from
"Junk"with garage-style glass doors and eye-candy walls to classic white stucco
over historic wood is a step toward balance.
13.16 Pedestrian activity is achieved at this congested town-site by way of open
courtyard thirty(30)feet each was from its Northeast property corner.A gas fire
hearth as well as the"Popcorn Wagon"offer encouragement and public use.
13.17 No upper floor is present on this building.
13.18 The design and application of two awnings to be located along Hyman Avenue
side,will give repetition.A sample of this can be seen in the photo,Section 13.18,
page twelve of City of Aspen Historic Preservation Design Guidelines.
13.19 Currently there is no recessed entryway at this site.
13.20 Due to the twelve foot half circle of bricks on the East side,this building doesn't
align with neighboring building fronts creating major variation that continues with
the askew"Popcorn Wagon"
13.21 This site is a corner lot that has existing architectural features that provide visual
interest to pedestrians.
Respe tfully Submitted,
Amos Underwood
the pbrworkshop
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EXHIBIT—
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
��2 L L -1 t. Aspen, CO
f
SCHEDULED PUBLIC HEARING DATE: 7
t
STATE OF COLORADO )
ss.
County of Pitkin )
1, +!o� V/MIy."M (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
l,l !� 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 j) day of 2012 , to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
1
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(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 that create more than
one lot, Planned Unit Developments, Specially Planned Areas, and COWAPs are
subject to this notice requirement.
(.� 1 Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments.
S ature
The foregoing "Affidavit of Notice" was acknowledged before me this day
of , 20 , by
WITNESS MY HAND AND OFFICIAL SEAL
My commission expires:
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
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