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HomeMy WebLinkAboutagenda.hpc.20130313 ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING MARCH 13, 2013 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO Please visit the 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. Certificates of No Negative Effect issued I. Submit public notice for agenda items OLD BUSINESS 5.10 A. 110 W. Main Street, Conceptual Major Development, Conceptual Commercial Design, Demolition, Public Amenity—CONTINUED PUBLIC HEARING NEW BUSINESS 6:00 A. 605 W. Bleeker Street, Conceptual Major Development and Setback Variances- PUBLIC HEARING 7:00 WORKESSION A. 612 W. Main Street 7:30 ADJOURN A . P1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 110 W. Main Street Conceptual Major Development, Conceptual Commercial Design, Public Amenity review, Demolition, Continued Public Hearing DATE: March 13, 2013 SUMMARY: 110 W. Main Street is a 27,000 square foot lot developed as a small lodge, Hotel Aspen. The property spans from Main Street to Bleeker Street and encompasses a former alley, which the City conveyed to the property owner in the 1980s. The south half of the property is located in the Main Street Historic District and is zoned MU Mixed Use, while the north half of the property is not within HPC's typical purview in the West End neighborhood and is zoned R-6 Residential. The entire site has an LP Lodge Preservation Overlay. The Lodge Preservation Overlay allows some additional development options and flexibility for Aspen's traditional small lodges, many of which have historically been located in residential neighborhoods. The overlay allows all dimensional requirements, including floor area and height, to be approved on a case by case basis. The proposal before HPC is complete demolition of all the existing structures except for a portion of the current hotel area facing Main Street, and replacement with new lodge units, affordable housing and two duplex structures. HPC is asked to focus review on overall issues of compatibility with the surrounding area. HPC's input will be important as the project continues through the Planning and Zoning and Council reviews, where the size of the project will be established. At the end of the process, HPC will hold a Final design review hearing. The Conceptual proposal was reviewed by HPC on January 91h and February 13th, and continued each time for restudy, particularly regarding the height and footprint of the free market units along Bleeker Street. Since the initial application, the height of the buildings has been reduced by 10", and the structures have been pushed apart, accomplished by moving the eastern structure into the sideyard setback area along Garmisch. For this meeting, massing and materials have been restudied in an effort to reinforce typical residential proportions and features found in the West End. On February 13th, there was significant discussion about concerns represented by other City Departments, such as compliance with certain affordable housing requirements, building code, utility/trash/storage area, and impacts on utility lines. Progress has been made and each issue has either been resolved, or the applicant has been informed of alternatives, such as modifications that provide additional fire resistant construction methods. 1 P2 STAFF RECOMMENDATION: The new modifications made to the residential units have not gained the support of the Planning Staff. While the applicant has described their preference for a unified architectural character across the site, staff finds that the Bleeker Street construction requires a different approach. The proposed homes are taller than the surrounding neighborhood allows. There is less setback provided than zoning would typically require and the roof forms are uncharacteristic of the West End neighborhood. Staff recommends continuation. APPLICANT: Hotel Aspen, represented by Stan Clauson Associates and Poss Architecture and Planning. PARCEL ID: 2735-124-61-800. ADDRESS: 110 W. Main Street, Hotel Aspen Condominiums, City and Townsite of Aspen. CONCEPTUAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue,approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of. Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. The design guidelines for conceptual review of a new building in the Main Street historic district are all located within the "Commercial, Lodging and Historic District Design Objectives." The relevant guidelines are attached as "Exhibit A." Because the north half of the property is not in the historic district, a different set of design guidelines apply to review of its redevelopment; the Small Lodges Character Area guidelines, attached as "Exhibit B." 2 P3 The design guidelines acknowledge that the small lodges along Main Street are a departure from the Victorian era character of the neighborhood. The portion of the Hotel Aspen that addresses Main Street is being retained, with changes to materials. No setback or form changes are proposed immediately at the front of the site, except for an two story entry canopy element that extends into the front and side yard setbacks. The lobby portion of the hotel is close to the sidewalk, which is appropriate to the use. The remaining street fagade is substantially setback behind a pool area. A third floor is being constructed at the middle of the site as part of the reconfiguration of existing lodge units and addition of nine new lodge units. This is accomplished within the 28' height limit that is allowed for lodge development in the Mixed Use Zone district. Staff finds no conflicts with the conceptual design guidelines relative to the front half of the property. We have more concerns with the compatibility of the rear development with the lower scaled residential neighborhood setting. The existing building on the rear half of the lot is the tallest structure on the site and includes lodge units on the third level, within a pitched roof form. This structure is to be demolished. The lodge units move to the front of the site, and the Bleeker Street side is to be developed with four residential units. As noted above, this portion of the property is currently zoned R-6, which is the standard single-family/duplex zone that applies throughout the West End. As part of this review process, staff expects the property to be entirely zoned to Mixed Use, simplifying the land use regulations for the property and accommodating the larger scale of this type of project. The Mixed Use zone district does allow flat roofed buildings to be 28' tall, with the opportunity to increase to 32' if found to be appropriate through Commercial Design Review. The four free market units in this application are 32' tall, which is 4' higher than the lodge structure. Throughout this review, the height of the proposed residential structures has been an issue. It has been stated that a three story, flat roofed building is not characteristic of the West End, and particularly of this blockface, which includes three Victorian era houses. In the restudy that has been submitted to HPC, the massing and materials have successfully been revised in a manner that reads more like a residential structure than a lodge. Numerous context studies have been provided. The height and form of these buildings, particularly along the western edge, remain a concern to staff. The Small Lodge Character Area guidelines state: New Development should be compatible with the neighborhood in which it is located. Many Lodge sites are located in residential areas, where the single family character should be respected. In these settings, because the overall mass and scale of a lodge is likely to be larger than that of adjacent residences, the treatment of the edges of a lodge site is particularly important. 3 P4 5.4 Front, side and rear setbacks should generally be consistent with the range of the existing neighborhood. • These should include landscaping. 5.6 Building height should generally fall within the range established by the setting of adjacent buildings and the nearby street blocks. • If two stories are predominant, a third story portion may be permitted if located in the center, or as an accent on a corner. • Higher sections of the building should be located away from lower adjacent buildings. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. Staff does not support approval of the project, or approval of a 4' increase in height allowance, without greater compatibility with the Bleeker Street environment. There is more separation between the residential structures in the new revision, which is very positive. However there has also been a shift in building placement closer towards Garmisch Street. While Bleeker Street is technically a rear yard for.this project, meaning a 5' setback requirement, it is the front yard for all adjacent homes, which are generally set at least 10' from the property line. HPC should discuss whether certain exceptions, such as setback conditions, would be appropriate trade-offs r: for height adjustments. Although the addition of pitched roof forms could increase the height of the proposed buildings, the improved compatibility to neighboring buildings could be the more important goal. PUBLIC AMENITY An additional site planning topic that HPC must discuss is public amenity. All projects in the Mixed Use zone district are required to provide a certain amount of public amenity space on their site, or request approval to pay a cash in lieu fee. Generally, on-site public amenity is in the form of some sort of usable open space. There are some locations where on-site open space is appropriate and some locations where creating an alignment with adjacent buildings is more important. The review criteria are: Provision of public amenity. The Planning and Zoning Commission or Historic Preservation Commission, pursuant to the review procedures and criteria of Chapter 26.412, Commercial Design Review, shall determine the appropriate method or combination of methods for providing this required amenity. One (1) or more of the following methods may be used such that the standard is reached. 1. On-site provision of public amenity. A portion of the parcel designed in a manner meeting Subsection 26.575.030.F., Design and operational standards for on-site public amenity. 2. Off-site provision of public amenity. Proposed public amenities and improvements to the pedestrian environment within proximity of the development site may be approved by the Planning and Zoning Commission, pursuant to Chapter 26.412, Commercial Design Review. These may be improvements to private property,public property or public 4 P5 rights-of-way. An easement providing public access over an existing public amenity space for which no easement exists may be accepted if such easement provides permanent public access and is acceptable to the City Attorney. Off-site improvements shall equal or exceed the value of an otherwise required cash-in-lieu payment and be consistent with any public infrastructure or capital improvement plan for that area. 3. Cash-in-lieu provision. The City Council, upon a recommendation from the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, may accept a cash-in-lieu payment for any portion of required public amenity not otherwise physically provided, according to the procedures and limitations of Subsection 26.575.030.E, Cash-in-lieu payment. 4. Alternative method. The Commission,pursuant to Chapter 26.412, Commercial Design Review, may accept any method of providing public amenity not otherwise described herein if the Commission finds that such method equals or exceeds the value, which may be nonmonetary community value, of an otherwise required cash-in-lieu payment. Staff Response:. Hotel Aspen currently has less than the minimum on-site amenity required of new development, and the amenity will be reduced through the reconfiguration of building footprints. Since the original application, greater on-site amenity has been proposed along the Main Street facade, in the form of outdoor dining. The tall wall surrounding the pool area is to be pulled away from the street, improving the relationship to the sidewalk. The applicant proposes to pay a cash-in-lieu fee for the approximately 830 square feet of public amenity that remains due. That fee is planned to be directed towards streetscape improvements along the Garmisch Street head in parking area. HPC discussed the parking issue at the January meeting, and the applicant provided a possible revision that is a combination of parallel and head in parking. That plan has been referred to the Engineering Department, but no comments have been received. This issue will be revisited again as the project moves on to P&Z and Council. HPC may make choose to make a recommendation. DEMOLITION The existing buildings are to be almost entirely demolished. Because it is located in a historic district, HPC must grant Demolition approval. It is the intent of the historic preservation ordinance to preserve the historic and architectural resources that have demonstrated significance to the community.. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: 5 P6 a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: Staff supports demolition of this non-contributing structure finding that no documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends that HPC continue the application for restudy of the Bleeker Street residential units massing and site plan. Exhibits: A. Relevant Guidelines for the Main Street Historic District B. Relevant Guidelines for the Small Lodges Character Area C. Application 6 as �- City of Aspen Main Street Historic District Encompassing portions of the Mixed Use Zone District Design Objectives and .Guidelines Policy: Creative solutions that are compatible with the historic mining character of the Main Street Historic District are strongly encouraged,while designs that seek to contrast with the existing context simply for the sake of being different are discouraged.This will help protect the established character of the district,while also allowing new, compatible design. This chapter presents guidelines for new Existing Character construction and alterations to existing non- Development in what is now called the Main historic structures in the Main Street Historic Street Historic District began with housing built District. First, the goals for and characteristics during the early mining era in Aspen. Soon a of this district are summarized,and then specific few small, commercial businesses sprang up on guidelines are presented. corners in the neighborhood, along with civic buildings such as churches. The early streets were Location lined with trees which was typical of a residential This area covers the Main Street Historic District area. Starting in the 1940s, development of and is defined by the rear alleys to either side of. lodging occurred, either as stand-alone hotels Main Street itself in the western approach to the and motels or as bed and breakfasts.While some city center. of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. W The Main Street Mixed Use Area extends nine blocks along West Main Street, 0. CommerczaT,Lodgsng acrd flutartcDt�ct+� a z k��' �� �� A � s � �, � , + �, page 127: I2eszg�O�jectizres arul GutdQ�utes`` � �'� �,,�,, r *`_ _�,,.._... u a., ,d _,.,•. �m P8 Main Street Historic District City of Aspen Street Pattern Building Character- The historic area is defined by the portion of the Where larger-scale development has taken street block immediately flanking the street. The place, its impact tends to be moderated by the east-west alignment of the street and the regular immediate character and scale of the setting. This street grid imparts a quiet background,discipline smaller scale of development,against a dramatic and formality within the predominantly small mountain backdrop, creates a memorable scale variety of older and more recent buildings. streetscape of generally narrow lots and residential Original lot and garden areas still frame the. building scale. Building height averages two majority of the buildings along the street. stories with many single story buildings. Roof form and profile, as well as building orientation, Setbacks should reflect a traditional residential are important characteristics. Building setbacks character. Setbacks should be in line with historic define a detached relationship to the street and a and residential context to the extent feasible and particular rhythm and character. they should convey a lawn character. The intent Wood is the most common building material and, is to reflect the.traditional residential appearance along with the series of cottonwood trees, helps at the street,while accommodating new uses. to maintain a sense of tranquil shade, historical Streetscape features continuity and urban maturity. Residential Mature cottonwood trees in the right-of-way fencing helps to define lot and street lines, and • brings an additional level of detail to the street provide a shaded environment and sense of scene. Brickwork was an early material for larger rhythm along the street. residences and other materials,such as stucco and • Bands of grass lie between the sidewalk and manufactured logs,have been introduced by later curb. lodge development. • The primary walkway is along the north side of Main Street; however, closer to the Commercial Core District, concrete sidewalks exist on both the north and south sides of Main Street. Eli 4 h Traditional tree-lined streets with smaller residential structures remain an important part of this district. New development should respect the scale and character of historic structures. 12 V.- E 3 r 3 r i Cornleresal,LOdgsng and Butane Dtstnct S D d Gu:delures P9 City of Aspen Main Street Historic District Design Objectives 1.Preserve the integrity of the historic district. The primary period of significance for Main Street is the mining era in Aspen. The primary objective is to preserve this character while accommodating compatible development and change. Individual ,r buildings from later periods may also be of historic significance. They should be preserved and their.context should be respected in future development. 2.Maintain traditional building widths. People constructed many buildings that were similar in width to nearby structures, and Mature cottonwood trees in the right-of-way provide a shaded generally in proportion to the lot size.This helped environment and sense of rhythm along the street. to establish a relatively uniform scale for the neighborhood and, when these buildings were 5. Incorporate architectural details that are in evenly spaced along a block, a sense of rhythm character with the district. resulted.In such a case,the perceived width of a Entries are clearly defined on most structures in new building should appear similar in size to that the neighborhood. Porches, porticos and stoops of historic buildings in the area in order to help are elements that typically define entries. These maintain this sense of visual continuity. features add a one-story element to the fronts of buildings,helping to establish a uniform sense of 3. Maintain the range of traditional building human scale along the block. They are essential and roof forms. elements of the neighborhood that should be A similarity of building forms also contributes maintained. Other architectural details also to a sense of visual continuity along Main Street. contribute to the sense of character of the street, In order to maintain this feature, a new building adding visual interest for pedestrians. Their should have basic roof and building forms that continued use is strongly encouraged. are similar to those seen traditionally. Overall facade proportions, also should be in harmony 6. Maintain the characteristics of traditional with the context. windows and doors. The similarity of window and door size and 4. Maintain the character of traditional location contributes to a sense of visual continuity materials. along the street. In order to maintain this sense The predominant use of wood siding is another of visual continuity, a new building should -important feature-in-the district. Building maintain the basic window and door proportions materials of new structures and additions to and placement patterns seen traditionally in the existing structures should contribute to this visual district. continuity of the neighborhood by reflecting the scale and texture of traditional materials. While new materials may be considered, they should appear similar to those seen traditionally to establish a sense of visual continuity. CommercLal,Lodg�rg and Hsstonc District Design7)i�jee3zvES and Guidelines rye NO Main Street Historic District City of Aspen Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. Street & Alley Systems The street pattern is essential "infrastructure" to the creation and maintenance of the character i � , . of Aspen. The circulation pattern provided by the network of streets and alleys should be . ,• , retained for maximum public access. It should not be enclosed by gating and it should not be A. fit`. spanned by development above. Wherever possible,pedestrian access should be enhanced. The creation of additional public walkways to rear alleys and other public spaces enhances the The network of streets,alleys and existing pedestrian passageways attraction,permeability, intricacy and interest of enhances access in the Main Street Historic District. the city center. ................._..............._............_ ........_............._...__..._......................_................._._....._......-- Street Grid 7.1 1 Preserve the historic district's street plan. • Three distinct street grids intersect in the neighborhood(Main Street,side streets and alleys).This layout should be retained. Alleys 7.2 Maintain the traditional character and function of an alley where it exists. • Locate buildings and fences along the alley's edge to maintain its narrow width. • Paving alleys is strongly discouraged. The character of the alley can be enhanced by building form. Closing an alley is inappropriate. f� a�,$'� -.'au �v:S.0""'� fir-• . Maintain the traditional character and function of an alley. page X30 r Cominercai,Lodgang and lYtstartcDistrsct C 3les�gn Ob�ecizves and Gindernes ......�, .'.st...a.a,..�..., ,.. .f_., ....,x._ ... ...... .....v_�....-.„..a..,,...,....M .-.-� ''a„.... r x....+i.am..=,.,a�m r_,,,.w.„,.,,�w,.... _.„x........M. _..,.... .t........m ..,..,x.a.,,.-,......_,.:� P11 City of Aspen Main Street Historic District Parking { The character of the Main Street District is one which is most appreciated on foot. The human- ,, scale,walkable concentration of streets and spaces lies at the heart of the attraction of the area. The visual impact of parking shall be minimized. '� . 7.3 Parking shall not be positioned between the building and the street. Visual impacts shall be minimized in one or more of the following ways: • Parking shall be placed underground or in a structure wherever possible. Where surface parking must be provided,it shall be located to the rear of property,behind the structure. • Where surface parking-must be provided, it shall be located to the rear or the interior , of the property,behind the structure. • Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to soften parking areas. 7.4 Underground parking access shall not have a negative impact on the character of the street.Underground parking access shall be: • Located on a secondary street where feasible -except where alley access is feasible. • Designed with the same attention to detail and materials as the primary building fagade. • Integrated into the building design. Commerceat,Lodgi i and Htstonc'Dtistnct ' Page 131{ IJesign Db�eett�es and Gutdelrnes , _,. � , ._..._,. ;k�,....�� .��• �.. , ,. , .. ,__,., s�, _._v.._,.__ �. .,. � _.. .._ P12 Main Street Historic District City of Aspen Building Placement Setbacks & Building Alignment The pattern of principal and side street,as well as .� the alley, should be retained and enhanced. The predominant pattern and scale of development is varied but well defined. Building alignment varies along the street, but in larger buildings perpendicular ridge lines and street facing gables predominate. The slightly varying setbacks create an orchestrated visual vitality which, along with building scale, should be respected F3 A in further development.Mature.trees also should be safeguarded. A variety of building setbacks exist along Main Street. Corner sites present the scale of the building in a very public three dimensions. Particular attention to design and building configuration to accord f ` with this scale and presence will be required. iSite design features Residential buildings have relativelyuniform front-setbacks.Although front setbacks are not identical,the minimal variation creates a sense of rhythm along the street. Larger homes along Main Street generally have larger front-setbacks, while the smaller miner cottages have smaller front- setbacks. • Inappropriate: Although this building has placed a fence in Larger residential units are generally located the typical setback range,the building is setback too far from the on multiple lots, and centered within the street, lots. • Side-setbacks of largerhomes are oftenhalf- or full lot width. Smaller homes have minimal side-setbacks / and fill most of the lot width. l / Despite the variety in setback patterns between house sizes, houses generally are oriented towards the street, with their n / primary entrance facing the street. Secondary structures are set towards the rear and sides of the lots along the alleys. • Commercial units were historically located on corner lots and fronted the sidewalk. More recent commercial buildings are sited similarly to residential patterns. Appropriate:When constructing anew building,locate it to fit within the range of yard dimensions seen in the block. page 13,2 � `p Commefczct'1,Lodging a»d Flutortc Dutrtcta Desxgrt Oblecixves and GutdeXines .w...v ....w......v..r_...._.f:.. ,.. ,A.es 7«.. .,._..a.x. ,m. ......i Yx� i..._.. _.5...._.. a..w.,.... a. ... ,v....x,,,.....4. «b .....:.....m..la,.....a......a,sS..,`. P13 City of Aspen Main Street Historic District 7.5 Respect historic settlement patterns. • Site a new building in a way similar to historic buildings in the area.This includes consideration of building setbacks, entry_ m orientation and open space. 7.6 Where a sidewalk exists, maintain its ,• �� historic material and position. • Historically, sidewalks were detached from the curb, and separated by a planting strip. 7.7 Minimize the use of curb cuts along the Provide a walk to the primary building entry,perpendicular from street. the public sidewalk. • Provide auto access along an alley wherever possible. �. • New curb cuts are not permitted. fi • Whenever possible,remove an existing curb cut. Site 7.8 Provide a walk to the primary building -' entry,perpendicular from the public sidewalk. Orientation 7.9 Orient a new building in a manner that is similar to the orientation of buildings during y '= the mining era, with the primary entrance facing the street. - The building should be oriented parallel to the lot lines,maintaining the traditional grid Orient a new building in a manner that is consistent with the pattern of the block. orientation of traditional development along Main Street. • A structure, or each street-facing unit in the case of a multifamily structure, should - have aprimary entrance that faces the street. T The entrance to the structure should be at an appropriate residential scale and visible y r from the street. ` Respect historic settlement patterns in a new building. "i4`Coercial,Lodging and Historic Drstrrct a �dc� page 133 D,esxgrt P14 Main Street Historic District City of Aspen Building Alignment 7.10 When constructing a new building,locate it to fit within the range of yard dimensions !? seen in the block historically during the mining era. • These include front yard,side yard and rear yard setbacks. Setbacks vary in some areas,but generally fall within an established range. A greater variety in setbacks is inappropriate in this Victorian residences remain a beloved historical style throughout context. Aspen. Consider locating within the average range of setbacks along the block. Secondary Structures 7.11 Locate a new secondary structure in a manner that is similar to those seen historically in the district. Secondary structures should be placed along the alley edge. Similarityofbuildingforms also contribute to the visual continuity Building Form along Main Street. A similarity of building forms also contributes to a sense of visual continuity along Main Street. In order to maintain this feature, a new building should have basic roof and building forms that are similar to those seen traditionally. Overall k facade proportions also should be in harmony with the context. The character of the roof is a major feature of historic buildings in the Main Street District. The similar roof forms contribute to the sense of visual continuity when repeated along the street. In each case, the roof pitch, its materials, size and orientation are all important to the overall character of the building. New construction should not break from this continuity. New a _fir structures and their roofs should be similar in character to their historic neighbors. Building and roof form on new structures should be similar in character to their historic neighbors. page 13 g g 3 ht � � � ,, ., � F�"�'_ � Cvrnmercral,Lod rrt and rstonc Distrtct� " �5:. � j .y. �:: �'d �f F veSlgrr Qb�eCtYTltrS llft'd�iu: CZt2•ie3�i r..,.».„.a,.s.._,?,..._a u�,..,n .......n..._.._.. ._,a...S.�.cxx�,.......GS x....a,.�..,,e ,......., .a«,uu..�.. „x...ays- .�....tee,,.e..._.. ..... ,,...a-.....�......uv....«.ar.. .x...r_..._......,..,.1 P15 City of Aspen Main Street Historic District Building'Height, Mass & Scale - _ The well-defined pattern of building height,mass and scale on Main Street should be preserved. - Here the building spacing,scale,height and roof profiles create a design discipline for the form of '{ I future development. Larger buildings within the area should step down in scale next to residential units. 7.12 Anew structure should step down in scale where it abuts a single story historic structure. 7.13 A new building or addition should reflect the range and variation in building height of New infill should maintain the mass and scale of existing the Main Street Historic District. development. One story porches and variation in massing reflect • Refer to the zone district regulations to the building tradition of the area, determine the maximum height limit on the subject property. • A minimum second story floor to cieling -" height of 9 ft. should be used in a method E that is respectful to historic buildings. ' Additional height,as permitted in the zone district,maybe added for one or more of the following reasons: The primary function of the building fi is civic. (i.e. the building is a Museum, Performance Hall,Fire Station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. ' To benefit the livability of Affordable : Housing units. To make a demonstrable(to be verified by a the Building Department)contribution to the building's overall energy efficiency, Subdivide the mass of larger structures into smaller"modules"to for instance by providing improved reflect the traditional scale of development on Main Street. daylighting. 7.15 On larger structures, subdivide the mass into smaller"modules" that are similar in size Building Scale to single family residences' or Victorian era buildings seen traditionally on Main Street. 7.14 Design a new building to appear similar Other subordinate modules maybe attached in scale to those in the district during the to the primary building form. mining era. • Generally,a new building should be one to two stories in height. Commerctal�Lodgtsg and Historic DrstnctM page 135 S Destgn QbectIves and Gutdelirtes c v P16 ( 1pl City of Aspen Small Lodges Character Area Encompassing the Lodge Overlay and Lodge Preservation Overlay Zone Districts Design Objectives and Guidelines Location Each of these buildings is individual and the The Lodge Overlay and Lodge Preservation setting of every site is unique. While these lodges Overlay Zone Districts comprise a range of are inherently anomalies in their settings, their individual lodge sites concentrated within or in dimensions and character should respect their , proximity of the Main Street, Commercial, and surroundings. Settings range from an urban Central Mixed Use Character Areas. They are context of lodge development through the Mixed individual sites which lie within several zone Use multi-family scale, to the more residential districts scattered throughout the city center. The and generally historic townscape of historic Main majority of the Overlay Districts are in residential Street and its environs. Existing character is and Mixed Use(MU)Zone Districts,but a few are defined by the specific context of each site. located in the Lodging(L) Zone District. The concentration of these lodge sites,within the western corridor area and around the Commercial Existing Character Core, records some of the early 'resort' history Aspen's small lodges are dispersed throughout of the city, and is an essential part of its present residential' and mixed-use neighborhoods. This day character. Preservation of some lodges is has enabled a unique guest experience that allows anticipated,whereas other sites may redevelop. visitors to be part of the community even if just temporarily. i - I i ;rr Small lodge sites are located within various lodge,commercial and residential areas. They are shown in the image above. Commerccal,Lodging and�Ixsonc Disfrtct �, *r r PaSe$� s Des[grT Obectsaes and Gutdelznes' y ' j P17 Small Lodges Character Area City of Aspen Design Objectives The policy intent of these districts is to protect small lodge uses on sites which have been historically utilized for this purpose, and encourage-the upgrade of these lodge facilities. Compatibility with the neighborhood is a requirement,coupled mom pffi�_W_� with a respect for the ways in which the lodge has traditionally operated.However,small lodge developments should not mimic non-lodging Many individual sites that comprise the Lodge Overlay Zone buildings in the neighborhood. Districts are located within residential areas. 1.New development should be compatible with the neighborhood in which it is located. Many lodge,sites are located in residential areas, where the single family character should be respected. In these settings, because the overall mass and scale of a lodge is likely to be larger than that of adjacent residences, the treatment of the edges of a lodge site is particularly important. Other lodge sites located in commercial areas will be guided by the design objectives and guidelines --- for the respective character area. In all cases, it ! 3 , is important to balance compatibility with the functional needs of a lodge development. Small Lodge sites record some of the early 'resort'history of the city and are an essential part of its present day character. 2. Create a.distinctive experience for lodging with a sense of being in a neighborhood. Lodge overlay sites offer a special opportunity to experience the community more closely, and to feel a part of a neighborhood.Therefore,these lodges should appear related to the context in their design,while also conveying the unique character of an exciting accommodations facility. 3.Enhance the character of the street edge. A lodge overlay site should provide a street edge with visual delight and that invites pedestrian activity in the neighborhood.This can be achieved TI with lush landscaping, architectural details, and - entrances that face the street. Many lodge sites are located in residential areas,where the single 4.Minimize the visual impacts of cars. family character should be respected, Where on-site parking is permitted, it should be screened from public view. PO 82 4 Cotnmerozal Zodgtng a id Hi0d,c Dutnct s C" Destgn Ob ect ves and G' deltnes: ...d.v.4CC,s:.a' .....n....:.a....-xw...r_... .................. ?.....i..«..- ...,....v...S..+....r....... :.....t. .. .e'i...x...r.—.... ....,wliViva::.x...rt.9......aL........... A..e...t...:. .....v...m +.. ..Y,a..f..d! P18 City of Aspen Small Lodges Character Area Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. 1* t , The network of streets,alleys and existing pedestrian passageways enhances access throughout Aspen. Street &Alley System 5.1 The network of streets and alleys should The street pattern is essential 'infrastructure' for be retained as public circulation space and for the character of the city-its origins and its future maximum public access. evolution. The network of the town grid of streets They should not be enclosed or closed for and alleys provides the formal framework for an public access, and should remain open to essentially informal architectural character. The the sky. north/south orientation of the streets frames • This applies to a lodge property that may and accentuates the perception of the city's include lots on both sides of an alley. relationship with its dramatic landscape setting. The circulation pattern provided by the network of streets,alleys and courts should be retained to ensure maximum public access. It should not be enclosed by gating and it should not be spanned by development above. Wherever possible pedestrian access should be enhanced. Commercxut,I,odgtng acid Hastorrc Dtstrrct� r;�� � �' � r PaSe�� Design Ob�ectxves and Guidelrnes P19 Small Lodges Character Area City of Aspen Parking The character of Aspen is one which is most appreciated on foot and the human scale walkable concentration of streets and spaces lies at the heart of the attraction of the city. The visual impact of parking should be minimized. Whenever possible parking should be placed underground or in a structure where the scale and setting of the site affords this opportunity. Surface parking shall be placed away from the street,within the site,and effectively buffered and integrated with the site using landscaping. 5.2 Minimize the visual impacts of parking. Minimize the visual impacts ofsu iface parking by screening parking Parking shall be placed underground areas with landscaping. wherever possible. • Where surface parking is permitted,it shall be located to the interior of the property. • Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to soften design of parking areas and provide solar shade. i 5.3 Minimize the visual impacts of surface parking. • On small lots where limited surface parking in front of the building might be considered, it should be designed and screened to minimize the visual impacts. Public Amenity Space Public Amenity Space is a development requirement for small lodge sites. For sites that lie within any Commercial, Lodge or Central Mixed Use Character Area, the Public Amenity Space objectives and guidelines for the specific character area will apply. Public Amenity Space on sites located outside of a commercial character area should reflect the development pattern established by residential open space along the block. page S a CvYlZmerczat,Lodgzzzg and Hzstorzc pzstr<ct w ; : W Deszgn Dbjeetzves and Guzdel:nes P20 City of Aspen Small Lodges Character Area Building Placement The predominant pattern of development,defined,. by the lot pattern, lot coverage and building t j orientation, should set the precedent for lodge development. This should ensure that building form and scale, particularly on larger sites, is in keeping with the established pattern. i Within parts of the residential area the existing lot pattern creates a rhythm and relationship for individual building fagades,set within their own Front setbacks and mature landscaping should be maintained where landscaped open space and tree-lined setting. a lodge is introduced into a residential context. Front,side and rear setbacks create the relationship between building and lot, and form the basis of the development pattern and perceived building scale. Predominant neighborhood setbacks should be respected. Building orientation,within this lot and setback pattern, should also set a precedent for future development form. I Mature trees should be maintained. Corner sites present the scale of the building in a more public three dimensions, and require design configuration in accordance with the prominence of the site. j 5.4 Front, side and rear setbacks should generally be consistent with the range of the ! existing neighborhood. • These should include landscaping. 5.5 Within an established residential context, a lodge building should reflect traditional lot widths in more than one of the following Sensitive contextual design may requireparticular attention to the ways: modulation of building height,form and profile. • The variation in building height. • The modulation of the building elements. • The variation in fagade heights. • The street fagade composition. • The variation in design and materials to emphasize the building module. age Commercial Zodgtng andHtstonc>atstncf �dr�, P B�'` Dessgn C)b�ectrves and Gutdelrrtes k D P21 Small Lodges Character Area City of Aspen Building Height, Mass & Scale Ems, w Where an existing pattern of development has x ��' been defined, increasing heights should be 0—, judiciously. While larger buildings are j - anticipated,they should be designed in modules that reflect the scale of nearby buildings. Sensitive contextual design requires particular r=, attention to building height, form and profile. For example, a proposed building which is taller than adjacent residential development should A bulk plane is created by stepping down the height of a building step down in height where it approaches the adjacent to a single family residential building. adjacent lot. Roof forms also should be a central consideration, directly informed by the immediate setting. The pitched roof form of residential type buildings provide a medium which can create a perceived reduction in scale and an interesting and varied profile where the building is modulated. Height and Height Variation 5.6 Building height should generally fall within the range established by the setting of adjacent buildings and the nearby street blocks. • If two stories are predominant a third story portion may be permitted if located in the center or as an accent on a corner. • Higher sections of the building should be located away from lower adjacent buildings. • Aminimum 9 ft.floor to ceiling height is to be maintained on second stories and higher. page 86 ' Comnteretal,Lodging acrd HtstortcAtstrtst ,..7 � Destgtt Qb]ectives and Gu�eltnesj P22 City of Aspen Small Lodges Character Area 5.7 A building should respect the traditional lot width and scale of the context in the form, A modulation and variation of the roofscape. • On sites exceeding 60 feet in width, the building height and form should be 4 -- modulated and varied across the site. • The width of the building or of an individual building module should reflect traditional facade widths in the area. 5.8 Building height adjacent to a historic single story residential building should fit within a bulk plane which: j • Has a maximum wall height of 15 ft. at the required side yard setback line, and • Continues at a 45 degree angle from this wall plate height until it reaches the maximum. ,— permitted building height. 5.9 Building height adjacent to a residential zone district should fit within a bulk plane which: Use roof materials which complement the design of the building • Has a maximum wall height of 25 ft. at the facades, required side yard setback line,and • Continues at a 45 degree angle from this wall plate height until it reaches the maximum permitted building height eornmereial,Loitgtng and Hutorte Dutnct page Design fltr�ecfxues and Gsitdelsnes 87', Am Guthrie 5--/ From: Julianne Steele <sjulianneb @mac.com> EXHIB Sent: Tuesday, March 12, 2013 5:09 PM To: Amy Guthrie Cc: Ed Email;Amy Riley Subject: Hotel Aspen Review Update .... Thank You Thanks Amy for the Hotel Aspen Review Updates and attachments! I wish to comment to the HPC on the updated plans that continue to show the 32 foot, three story, height for the four free-market townhouses on Bleeker. These are residential units which fall under the R-6 guidelines ...Two Story Residences! I spoke with a P&Z representative about the height of the neighborhood houses as you enter the West End. Our home at 121 W. Bleeker Street has a gable height of approx. 31 feet BUT our housing mass is 24-25 feet. The other houses in our block are even lower. At the last HPC meeting, the Hotel Aspen representative said that our 31 foot gable height and the 28 foot height of the house at 129 W. Bleeker Street were "in keeping" with their proposed height and were,therefore, "more or less"the same mass as their proposed four, 3-story, townhouses. This is simply untrue! The townhouse's still look and act like an extension of the newly expanded hotel. A three story building on Bleeker is huge! On.Bleeker Street, the "town amenities" currently END at the Hotel Jerome. There are NO three story buildings on Bleeker after the Jerome. When one crosses Paepcke Park on their walking journey to the openness of the lawn at Garmisch & Bleeker, to the Yellow Brick Park,the Red Brick or the Music Tent, they experience the historic nature that makes Aspen unique. This is a gateway to Aspen's community history, pride, and it's historic preservation! Three story building, north of Main Street, currently ends at the Hotel Jerome and that concept and the West End building rules allow us to remain historic. I will be in Iowa during this next HPC meeting, therefore, I wish to have my comments shared. Thank you, Julianne Steele siulianneb @mac.com Sent from my iPad 1 Pi MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer Justin Barker, City Planner RE: 605 W. Bleeker Street- Conceptual Major Development and Setback Variances, Public Hearing DATE: March 13, 2013 SUMMARY: 605 W. Bleeker Street is a landmark designated ' 4,500 square foot lot that contains a remodeled miner's cottage style home and a 1999 non-historic rear addition. The property was created as a result of a Historic Landmark �. x Lot Split. The applicant requests Y '� HPC approval to remodel the rear addition and connecting element, R renovate the interior of the historic ti house, and add a front porch to the historic house. The new program is r-. i not increasing floor area. The existing development received HPC approval for side and rear yard setback variances in 1999. Though the new proposal will be using the same foundations, the variances were,specific to the existing construction. HPC reapproval of the variances is needed. APPLICANT: David & Meg Roth, 605 W. Bleeker St., represented by Poss Architecture + Planning. ADDRESS: 605 W. Bleeker Street (121 N. Fifth Street), Lot A, Small and Large Fries Subdivision,Block 24, City and Townsite of Aspen. PARCEL ID: 2735-124-87001. ZONING: R-6 (Medium Density Residential). CONCEPTUAL MAJOR DEVELOPMENT The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is 1 P2 transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) andlor addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. The relevant design guidelines are attached as"Exhibit A." Overall, staff is in support of the project. The application packet clearly relates the existing and proposed development. Staff appreciates the effort to clearly define the historic structure, while respecting the context of the neighborhood in scale and form of the building. The subject property was created through a Historic Landmark Lot Split approved by City Council in 1999. The historic structure was then temporarily lifted on the lot and a new addition was constructed to the rear of the cottage. Currently there is a one-story historic structure and a gable roof two-story addition with a connecting element between them. The proposal before HPC is to remodel the rear addition and connecting element, renovate the interior of the historic structure, and add a front porch to the historic structure. Previous Approvals The applicant is proposing to use the existing foundations for the new construction. The existing structure received variances for the side and rear yard setbacks from HPC as part of the development approval in 1999. The variances were found necessary to place the bulk of the new construction as far back from the historic house as possible, and to accommodate the width of the existing structure. These variances were specific to the approved development and will need reapproval from HPC for the new proposal. The setback variances approved were: 7' combined front and rear yard setback(no longer required by the zoning district) 2.3' west sideyard setback reduction(2.7' provided) 3' west sideyard setback reduction for lightwell(2' provided) 1' east sideyard setback reduction(4' provided) 3.3' combined sideyard setback reduction(6.7' provided) 2 P3 In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. The new development is a remodel that will be using the existing foundations and does not need the variances changed from what was originally approved.The approved setback variances have not shown to be problematic and staff is in support of reapproving the variances for the new development. Massing and Proportions A gable roof form is proposed for the addition, similar to the existing structure, and a flat roof for the connecting element. Gable roofs are the most common roof type in the surrounding area. The gable roof helps reduce the overall massing of the addition and maintains the similar form to the existing and surrounding structures. The flat roof helps create a more distinct separation between the historic structure and the proposed addition. Staff finds the roof types and massing are appropriate for the development and are compliant with the following guidelines: 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. • A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. • An addition that seeks to imply an earlier period than that of the primary building also in inappropriate. ❑ An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. ❑ An addition that covers historically significant features in inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. • An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. • A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. Height and Scale In the R-6 zoning district,the maximum height is 25 feet. The Land Use Code height calculation for a roof pitch greater than 7:12 measures the height at the 1/3 point between the eave and ridge. Using this method, the proposed height is considered about 21.5 feet and does not require a variance. While there is no restriction on ridge height,the proposed height for the addition is 26 feet to the top of the gable, which is 2 feet higher than the existing addition. The proposed 1-story connector is less than the 10 feet minimum required by the guidelines, due to a glass enclosed staircase attached to the side of the addition main mass.Requiring the connector to 3 P4 r be 10 feet would either make the second story space an impractical size or require new foundations on the south to allow for usable spaces. Staff believes the proposed connector still achieves the intent of the guideline by providing adequate separation between the historic structure and new addition. Staff finds that the height and scale of the proposed development are almost identical to what currently exists and compliant with the following guidelines: 10.5 When planning an addition to a building in a historic district,"preserve historic alignments that may exist on the street. ❑ Some roof lines and porch eaves on historic buildings in the area may align at approximately the same height. An addition should not be placed in a location where these relationships would be altered or obscured. 10.6 Design an addition to be compatible in size and scale with the main building. ❑ An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building, ❑ A 1-story connector is preferred. ❑ The connector should be a minimum of 10 feet long between the addition and the primary building. ❑ The connector also should be proportional to the primary building. i v / 01 J 2 2. it Front of historic house A porch is proposed for the front of the historic house, shown above left, as part of the application. There is no evidence that a porch ever existed on the structure as seen on the historic map, shown above right. A condition for approval of the existing addition stated that no elements are to be added.to the historic house that did not previously exist. "The Historic Preservation Guidelines strongly encourage residential buildings to have a front porch that is simple and similar in character to those found on comparable buildings. Staff believes that although residential porches are encouraged by the Guidelines, it was previously discouraged by HPC and is not historically accurate for this building. HPC should determine whether it is more important to maintain historical accuracy or remain consistent with the Guidelines. 4 P5 The,Residential Design Guidelines require a front porch of at least 50 square feet and 6 feet in depth. A porch 6 feet deep would extend beyond the front of the house and appear oversized. If HPC determines the porch should be added, staff recommends a variance from the 6 feet requirement to comply with the following guidelines: Porch Replacement 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. ❑ Use materials that appear similar to the original. ❑ While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. • Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. • When constructing a new porch, its depth should be in scale with the building. • The scale of porch columns also should be similar to that of the trimwork. ❑ The height of the railing and the spacing of balusters should appear similar to those used historically as well. On top of the connecting element the applicant is proposing a private patio. The patio is located on the west portion of the roof and is surrounded by frosted glass railing, barely visible from only Fifth Street. The majority of the patio will be hidden behind the historic roof structure, though a small portion is on top of the 1-story connector. The visual impact could be reduced by requiring the usable patio to be completely behind the historic roof and only allowing access across the connector. The historic structure will only require minor roof modifications to accommodate water runoff, none of which will be seen from the street. Staff recommends reducing the patio size to be completely hidden and otherwise finds it compliant with the following guidelines: 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. ❑ An addition should not overhang the lower floors of a historic building in the front or on the side. ❑ Dormers should be subordinate to the overall roof mass and should be in scale with historic ones on similar historic structures. ❑ Dormers should be located below the primary structure's ridgeline, usually by at least one foot. 10.13 Set a rooftop addition back from the front of the building. ❑ This will help preserve the original profile of the historically significant building as seen from the street. 10.14 The roof form and slope of a new addition should be in character with the historic building. • If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. • Eave lines on the addition should be similar to those of the historic building or structure. 5 P6 1 The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC grant Conceptual Major Development and Variance approval with the following conditions: 1. The setbacks granted in HPC Resolution#40, Series of 1999 are reapproved. 2. Remove the proposed porch on the front of the historic house. 3. If HPC approves the porch, a variance is granted from the required depth of six (6) feet. 4. Reduce the patio size to be completely hidden behind the historic roof. 5. The historic house has non-historic shutters installed. Staff and applicant are in agreement that they should be removed. 6. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty(30) days prior to the expiration date. Exhibits: A. Relevant Guidelines B. Application Exhibit A 26.410.040.13.1. Street oriented entrance and principal window. b) A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. Treatment of Porches 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. ❑ This also applies to large, multifamily structures. There should be at least one primary entrance and should be identified with a porch or entry element. Porch Replacement 5.5 If porch replacement is necessary,reconstruct it to match the original in form and detail. ❑ Use materials that appear similar to the original. ❑ While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. ❑ Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. 6 P7 Also, avoid applying decorative elements that are not known to have been used on the house or others like it. ❑ When constructing a new porch, its depth should be in scale with the building. • The scale of porch columns also should be similar to that of the trimwork. • The height of the railing and the spacing of balusters should appear similar to those used historically as well. Treatment of Roofs 7.4 A new chimney should be the same scale as those used historically. ❑ A new chimney should reflect the width and height of those used historically. 7.5 Preserve original chimneys,even if they are made non-functional. 7.6 When planning a rooftop addition,preserve the overall appearance of the original roof. ❑ An addition should not interrupt the original ridgeline. New Additions 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. ❑ A new addition that creates an appearance inconsistent with the historic character of the primary building is.inappropriate. ❑ An addition that seeks to imply an earlier period than that of the primary building also in inappropriate. ❑ An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. ❑ An addition that covers historically significant features in inappropriate. 10.4.Design a new addition to be recognized as a product of its own time. ❑ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. ❑ A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street. ❑ Some roof lines and porch eaves on historic buildings in the area may align at approximately the same height. An addition should not be placed in a location where these relationships would be altered or obscured. 10.6 Design an addition to be compatible in size and scale with the main building. ❑ An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. ❑ A 1-story connector is preferred. ❑ The connector should be a minimum of 10 feet long between the addition and the primary building. ❑ The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. ❑ Locating an addition at the front of a structure is inappropriate. ❑ Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. ❑ Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. 7 P8 ❑ Typically,gable,hip and shed roofs are appropriate. ❑ Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. ❑ For example, loss or alteration of architectural details,cornices and eavelines should be avoided. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. ❑ The new materials should be either similar or subordinate to the original materials. Rooftop Additions 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. ❑ An.addition should not overhang the lower floors of a historic building in the front or on the side. ❑ Dormers should be subordinate to the overall roof mass and should be in scale with historic ones on similar historic structures. ❑ Dormers should be located below the primary structure's ridgeline, usually by at least one foot. 10.13 Set a rooftop addition back from the front of the building. ❑ This will help preserve the original profile of the historically significant building as seen from the street. 10.14 The roof form and slope of a new addition should be in character with the historic building. Li If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. o Eave lines on the addition should be similar to those of the historic building or structure. 8 P9 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MAJOR DEVELOPMENT (CONCEPTUAL) AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 605 W. BLEEKER STREET,LOT A, SMALL AND LARGE FRIES SUBDIVISION,BLOCK 24, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION#_, SERIES OF 2013 PARCEL ID: 2735-124-44-003 WHEREAS, the applieant; 605 W.-Bleeker LLC, represented by Poss Architecture and Planning; - requested HPC Major Development (Conceptual) and Variance approval for the property located at 605 W. Bleeker Street, Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual 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.3.b.2 and 3 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,the HPC may approve setback variances according to Section 26.415.110.C.La, Variances. In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining design_ ate_d historic property or historic district; and WHEREAS, Justin Barker, in his staff report to HPC dated March 13, 2013, performed an analysis of the application based on the standards and recommended approval with conditions; and WHEREAS, at their regular meeting on March 13, 2013, the Historic Preservation Commission 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_ 605 W. Bleeker HPC Resolution#_, Series of 2013 Page 1 of 2 P10 NOW, THEREFORE,BE IT RESOLVED: That HPC hereby grants HPC Major Development (Conceptual) and Variance approval for the property located at 605 W. Bleeker Street with the following conditions: 1. The setbacks granted in HPC Resolution#40, Series of 1999 are reapproved. 2. Remove the proposed porch on the front of the historic house. 3. If HPC approves the porch, a variance is granted from the required depth of six (6) feet. 4. Reduce the patio size to be completely hidden behind the historic roof. 5. The historic house has non-historic shutters installed. Staff and applicant are in agreement that they should be removed. 6. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of March, 2013. Ann Mullins, Chair Approved as to Form: Debbie Quinn,Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 605 W. Bleeker HPC Resolution#_, Series of 2013 Page 2 of 2 EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: �4 S Wj�Q¢,lCRIS Sre2� ,Aspen, CO SCHEDULED HEARING DATE: 20/' STATE OF COLORADO ) ss. County of Pitkin ) 1' (name, please print) being or represen ing 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: " _11�Publication of notice: B the publication in the le Y p gal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing and was continuously visible from the_day of 20 to and including the date and time of the public hearing. A photograph of the posted notice ("sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hewing. 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. -4 Signature The foregoing"Affidavit of Notice" was acknowledged before me this 2 (day of , 2013, by WITNESS MY HAND AND OFFICIAL SEAL PUBLIC NOTICE RE: ON W.SLEEKER STREET-CONCEPTUAL MAJOR DEVELOPMENT AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing My commission expires: will be held on Wednesday,March 13,2013,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 605 W.Sleeker LLC,ow 201 f#is property Sheet,local As- otary public �(aY P(/e pen.,CO,81611,owner o at A,S located at .®•,,,••° 605 W.Sleeker Street,Lei A,Small and Large Fries.Subdivision,Block 2 City and Townsite of ••�i� Aspen,PID#2735-124-44- The applicant pro- ��e a poses to demolish and reconstruct an addition at o LINDA r�. the back of the existing Victorian house. The ex- isting foundation will be re-used,and re-approval of setback variances previously allowed for the side o `v;ry]L����'�Cj e` and rear yards is requested. For further informa- i tion,contact Amy Guthrie at the City of Aspens Community Development Department,130 S.Ga- lena St.,Aspen,CO,(970)429-2758,amy.guth- �0@cityofaspon.com. AS APPLICABLE: - ° rieDcityofaspen.com. (�C� Ann Mullins - Chair,Aspen Historic p,„ ,„°"el(;oMmission PUBLICATION My Commission Expires 03I2912014 Published in the Aspen Times Weekly on February OF THE POSTED NOTICE (SIGN) 21,2013. [8908745] WNERS AND GOVERNMENT AGENGIES NOTIED APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: —C-)� m 605 Aspen, CO M 40 0 c� SCHEDULED PUBLIC HEARING DATE: �> t-1 M STATE OF COLORADO ) ) ss. County of Pitkin ) 1, A�/C c(A.5 � a 0 (name,please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing on the - - day of rf-Z9AA , 20 tom, to and including the date and time of the public hearing. A phot graph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. 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, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, 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. ignature The foregoing "Affidavit of Notice" was acknowledged before me this day of dL A- �-i , 20 by Antcffbl O Sd/t- �`—i�—i WITNESS MY HAND AND OFFICIAL SEAL GIUSEPPE AMATO 0 S a My commission expires: Cando Notary ID 20124077549 My Commission Expires Dec 3,2016 No Public ATTACHMENTS AS APPLICABLE: • COPYOFTHEPUBLICATION • 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 PUBLIC NOTICE RE: 605 W. BLEEKER STREET- CONCEPTUAL MAJOR DEVELOPMENT AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday,March 13, 2013, 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 605 W. Bleeker LLC, c/o 201 N. Mill Street, #203, Aspen, CO, 81611, owner of the property located at 605 W. Bleeker Street, Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen, PID #2735-124-44-003. The applicant proposes to demolish and reconstruct an addition at the back of the existing Victorian house. The existing foundation will be re-used, and re- approval of setback variances previously allowed for the side and rear yards is requested. 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 Mullins Chair,Aspen Historic Preservation Commission Published in the Aspen Times on February 21,2013 City of Aspen Account ' P'UBLIC NOTI E ' Date: Wed., March 13, 2013 Time: 5:00 p.m. Place: Council Chambers, City K911,130 S.Galena,_Aspen, Purpose: HPC will conduct Conceptual review_ of an application submitted_by th_e owner_of_this property, 605__W. Bleeker, LLC, c/o 201 N. Mill, #203, Aspen,C0,81611. The project is replacement of the addition along the alley, using the same footprint. HPC is asked to re-affirm previously granted setback variances. For further information contact Aspen Planning Dept. at 970-429-2758. , Easy Peel@,Labels A Bend along line to i (� � 0 5160© Use Avery' Template 51600 Feed Paper expose Pop-up EdgeTM �f�`J 501 WEST MAIN LLC 604 WEST LLC 612 WEST LLC 532 E HOPKINS AVE 604 W MAIN ST 604 W MAIN ST ASPEN, CO 81611-1818 ASPEN, CO 81611 ASPEN,CO 81611 ALLEN DOUGLAS P ALPINE BANK ASPEN FAMILY HOLDINGS LLC 403 LACET LN ATTN ERIN WIENCEK 137 WESTVIEW DR ASPEN,CO 81611 PO BOX 10000 ASPEN,CO 81611 GLENWOOD SPRINGS,CO 81602 ASPEN HISTORICAL SOCIETY ASPEN MESA STORE LLC ASPEN SQUARE CONDO ASSOC INC 620 W BLEEKER ST C/O ASPEN BLUE SKY HOLDINGS LLC 617 E COOPER ASPEN,CO 81611 PO BOX 8238 ASPEN,CO 81611 ASPEN,CO 81612 BAILEY RYAN TANNER MCKENZIE TRST 50% BERR LLC BROOKS NORMAN A&LESLEE S BAKER&HOSTETLER LLP 611 W MAIN ST 16311 VENTURA BLVD#690 303 E 17TH AVE#1100 ASPEN, CO 81611 ENCINO, CA 91436 DENVER,CO 80203 BURKE OLSHAN ASPEN PROP LLC CARTER RICHARD P CHAKERES REAL ESTATE LLC 255 ELK CREEK MGMT PO BOX 2932 3431 E SUNSET RD SN OWMASS, CO 81654-9320 LITTLE ELK CREEK AVE TELLURIDE,CO 81435 LAS VEGAS, NV 89120 CHRISTIANA ASPEN CONDOMINIUM CHRISTIANA UNIT D101 LLC CITY OF ASPEN OWNERS ASSOCIATION INC 795 LAKEVIEW DR ATTN FINANCE DEPT 201 N MILL ST#203 MIAMI BEACH, FL 33140 130 S GALENA ST ASPEN, CO 81611 ASPEN,CO 81611 CLEANER EXPRESS COCHENER CAROLINE A TRUST#5 COLLETT JOHN&VIRGINIA C 435 E MAIN ST 7309 EAST 21ST ST#120 1111 METROPOLITAN AVE#700 ASPEN,CO 81611 WICHITA, KS 67206 CHARLOTTE, NC 28204 CORONA VANESSA LOPEZ CORTALE ITA CUMMINS RICHARD PO BOX 3670 205 S MILL ST#112 1280 LITE AVE#10 ASPEN, CO 81612 - ASPEN,CO 81611 ASPEN,CO 81611 DART ELIZABETH RODWELL DESTINATION RESORT MGMT INC DILLON RAY IV 633 W MAIN ST PO BOX B2 PO BOX 10543 ASPEN, CO 81611 SNOWMASS VILLAGE, CO 81615 ASPEN,CO 81612 DUNSDON S MICHAELE EMERICK SHELLEY W FARR CHARLOTTE BORKENHAGEN DAVID A 2449 5TH ST 306 MCCORMICK AVE 617 W MAIN ST #D BOULDER,CO 80304 CAPITOLA, CA 95010 ASPEN,CO 81611-1619 Etiquettes faciles a peter se®de Repliez a la hachure afin de ; www.avery.com w., ; i 1+:f:--- I— .....[__-s rr.. M re.�..fat i _ Easy Peel®Labels i A Bend along line to i ��R 0 Use Avery®Template 51600 Feed Paper O 5160 expose Pop-up EdgeTM FAT CITY HOLDINGS LLC FELD ANNE S FERGUS ELIZABETH DAWSON 402 MIDLAND PARK PL 1700 PACIFIC AVE#4100 PO BOX 1515 ASPEN, CO 81611 DALLAS,TX 75201 ASPEN, CO 81612 FINE FREDRIC N&SONDRA FRIAS PROPERTIES OF ASPEN LLC GANT CONDO ASSC 412 MARINER DR 730 E DURANT 610 S WESTEND ST JUPITER, FL 33477 ASPEN, CO 81611 ASPEN,CO 816112142 GARMISCH LODGING LLC GOLDMAN DIANNE L H&H PROPERTIES LLLP 110 W MAIN ST - PO BOX 518 - 807VV MORSE-BLVD STE 101 ASPEN, CO 81611 FAIRFIELD,CT 06824 WINTER PARK,FL 32789-3725 HALPERIN ALEXANDRA&BARBARA HAYES MARY E&JAMES L FAM LP LLLP HAYMAN JULES ALAN 52 LARKSPUR DR 209 E BLEEKER ST 9238 POTOMAC SCHOOL DR CARBONDALE,CO 81623 ASPEN,CO 81611 POTOMAC, MD 20854 HENRY KRISTEN HILLMAN TATNALL L REV TRUST HY-MOUNTAIN TRANSPORTATION INC 525 W HALLAM ST 504 W BLEEKER ST 111C AABC ASPEN, CO 81611-1246 ASPEN,CO 81611 ASPEN, CO 81611 IGLEHART SANDRA K JAS CAPITAL LLC JW616 LLC 617 W MAIN ST 617 W MAIN ST#E 604 W MAIN ST ASPEN, CO 81611 ASPEN,CO 81611 ASPEN, CO 81611 KALLMANN HERBERT KELSO DOUGLAS P LORD KAREN&COURTNEY PO BOX 3965 627 W MAIN ST 631 W BLEEKER ASPEN, CO 81611 ASPEN,CO 81611-1619 ASPEN, CO 81611 MACDONALD BETTE S TRUST MCCREARY KATHLEEN MOLLER DIANE T 15 BLACKMER RD 20 ISLAND AVE#1511 1710 MIRA VISTA AVE ENGLEWOOD, CO 80110 MIAMI BEACH, FL 33139 SANTA BARBARA, CA 93103 MOUNTAIN RESCUE ASPEN INC MURPHY JULIANNE RUTH&WILLIAM NATIONWIDE THEATRES CORP 630 W MAIN ST REES 120 N ROBERTSON BLVD ASPEN,CO 81611 9833 SHORELINE LOS ANGELES,CA 90048 LONGMONT, CO 80504 NECHADEIM REALTY LLC NEWBERGER DAVID NORTH AND SOUTH ASPEN LLC PO BOX 4950 2905 SAN GABRIEL#218 200 S ASPEN ST ASPEN,CO 81612 AUSTIN,TX 78705 ASPEN, CO 81611 Etiquettes faciles a peler ® Repliez a la hachure afin de www.avery.com ' Sens rip Easy Peep Labels A Bead along line to AVERY@ 51600 Use Merv@ Template 5160@ Feed Paper - expose Pop-up EdgeTM P&L PROPERTIES LLC PERRY EMILY V RENO ASPEN PROPERTIES LLC 101 S 3RD ST#360 700 12TH AVE S UNIT 807 7710 E EVENING GLOW DR GRAND JUNCTION,CO 81501 NASHVILLE,TN 372033372 SCOTTSDALE,AZ 852661295 REVA LLC RODRIGUEZ JOANN RUFUS CAMI CAMI LLC PO BOX 1376 605 W MAIN ST#OOA 1280 LITE AVE#7 ASPEN, CO 81612 ASPEN,CO 81611 ASPEN, CO 81611 RUSSO NICK A SAND CANYON CORP SANDERS BARBARA PO BOX 4743 501 W MAIN ST 634 W MAIN ST#8 ASPEN, CO 81612 ASPEN,CO 81611 ASPEN, CO 81611 SCHALL FAMILY TRUST 8/31/1998 SCHEFF JONATHAN&BUTTERWICK SCHWARTZ RACHEL KUKES&MARK 3841 HAYVENHURST DR KIMBERLY 375 LAKE PARK DR ENCINO, CA 91436 6450 AVENIDA CRESTA BIRMINGHAM, MI 48009 SAN DIEGO,CA 92037 SMITH ANDREW C& DONNA G THROM DOUGLAS H TOMS CONDO LLC 3622 SPRINGBROOK ST 617 W MAIN ST C/O BRANDT FEIGENBAUM PC DALLAS,TX 75205 ASPEN, CO 81611 132 MIDLAND AVE#4 BASALT, CO 81621 TUCKER LUCY LEA ULLR HOMEOWNERS ASSOCIATION VIES TRUST 50% PO BOX 1480 600 E HOPKINS#304 SWEENEY JOHN F TRUST 50% ASPEN,CO 81611 ASPEN,CO 81611 1260 IVANHOE ST DENVER, CO 80220 VIEIRA LINDA 50% INTEREST WAGNER HOLDINGS CORP LLC WENDT ROBERT E II HALL TERESA 50% INTEREST C/O BILL POSS 350 MT HOLYOKE AVE 0095 LIGHT HILL RD 605 E MAIN ST PACIFIC PALISADES, CA 90272 SNOWMASS,CO 81654 ASPEN,CO 81611 WERLIN LAURA B TRUST WHIPPLE JOHN TAGGART 2279 PINE ST 121 S GALENA ST SAN FRANCISCO, CA 94115 ASPEN,CO 81611 Etiquettes faciles a peler A Repliez a la hachure afin de www.avery.com —.1. - - ____rn Sens de ���� s ass � •n Alan Richman Planning Services Me o To: Aspen Historic Preservation Commission From:Alan Richman and Neil Karbank Date: February 25, 2013 Re: Work Session for 612 West Main Street The purpose of this memo is to provide HPC with some background information in anticipation of the work session scheduled for March 13 to discuss a proposed garage addition to 612 West Main Street. The owner of the property is 612 West LLC, which is managed by Neil Karbank. The subject property is approximately 6,000 sq. ft. in size. It is improved with a residence that was designated as an historic landmark in 1985. An addition to the landmark was approved by HPC in 1991 and was built in 1993. That structure contains approximately 1,697 sq. ft. of floor area. The property's allowed floor area is 3,240 sq. ft. However, in 2008 the applicant created 6 TDR's from the property, reducing the allowable floor area by 1,500 sq. ft. Therefore, the allowable floor area has been reduced to 1,740 sq. ft., leaving just 43 sq. ft. as un-built at this time. In 2012 a 175 sq. ft. shed that straddled the lot line between 612 West Main and 604 West Main (a property owned by an LLC that Mr. Karbank also manages) was restored and moved onto the property at 612 West Main Street. When that move took place neither the applicant nor the staff questioned whether there was floor area remaining on the site to permit the move. This is because when the original development approval was granted to move the shed, the Code allowed the applicant to use the garage floor area exemption for storage buildings, such as a shed. That exemption has since been revised and is no longer applicable to the shed. So when the building was restored and moved it caused the site to exceed its allowable floor area. • Page 1 The applicant would now like to build a garage addition to the rear of the property. The applicant has designed a relatively small one car garage that contains 309 sq. ft., along with a mud room that contains an additional 164 sq. ft. The garage and mud room would be attached to the rear of the 1993 addition and would be subordinate to both the 1993 addition and the original cottage. However, in order to build this structure the applicant needs a floor area bonus, since there is just 43 sq. ft. of floor area remaining on the site. Given the availability of the garage floor area exemption for this property, the applicant would be asking HPC for an approximate 325 sq. ft. floor area bonus to build the garage and mud room and to account for the 175 sq. ft. of floor area of the shed. Attached to this memo are six drawings to help orient the HPC to this proposed development. The first sheet shows pictures of the cottage in 1975, before it was restored and added onto, and today. This sheet also includes the Sanborn map, which shows the significant number of out- buildings that were present along the alley in Block 24. The second sheet provides photos taken along the alley. The photos on the left side of the sheet focus on the historic shed and document how carefully it has been restored. Before this work the shed had nearly collapsed and required structural support just to remain standing. The photos on the right focus on the open area behind the addition, which is where the garage would be built. The third sheet provides an existing conditions site plan. It shows that the historic shed was located right along the edge of the alley. It also shows the footprint of the original cottage and the 1993 addition. Finally, it documents that there are a number of out-buildings already located along the edge of the alley in this block. The setbacks that apply to this property are also shown on this drawing. The next sheet shows the proposed site plan. It shows that the applicant proposes to place the garage along the alley, attached to the rear of the 1993 addition. In order to create the depth needed to park a can in the garage and to retain the stairs that go into the basement, the garage must be attached to the addition. There is not enough room to detach it. However, a 2.5' setback from the alley has been achieved, which ensures that the historic shed will be the more prominent structure along the alley. Therefore, the applicant would be asking HPC to grant a 2.5' setback variance for the garage. •Page 2 The final two sheets provide some images of how the proposed garage would fit in along the alley. They show the small scale of the existing out-buildings along the alley and how well the proposed garage fits within this scale. The images also depict how the garage will be subordinate to both the 1993 addition and the original cottage. This is particularly evident on the image on the final sheet labeled "Vertical Windows on West Elevation" which shows that the garage (which would be just 11.5' in height) would only rise to the eave line of the 1993 addition and would be well below (10' below) the peak of the roof of the original cottage. The garage would even be 3' below the peak height of the shed. Finally, the images on the final sheet show the materials proposed for the garage and how the addition has been designed to reference (but not imitate) selected historic features on the house and shed (such as the plank siding from the shed and the windows on the house). A flat roof form was chosen so that the garage would be visually less prominent than the historic resources on the property. We look forward to discussing this project with you at your meeting on March 13 and to answering any questions you may have at that time. • Page 3 ,M1.4 �7- n 5YU 7.1 L I z N MAIN STREET PHOTOGRAPH 1975 ,o 24 N St0!'d9� x /x / x x O ?Nqv°ifase � u Y z��s� x F: IMF !! 634 632 630 628 2 / 6i6 6,Vfle 6'16'1,608 a0 GU4 ea e6 S 0 DH 6i3'J 11 C-4 �Z WWI II MAIN STREET PHOTOGRAPH 2013 SANBORN MAP LOTS O & P BLOCK 24 ASPEN, COLORADO L, 612 W. MAIN STREET HISTORICAL INFORMATION 4 GARAGE ADDITION . 612 WEST MAIN STREET . ASPEN COLORADO WI L L I S PE M B E R A RC H I T E CTS 1 412 NORTH MILL STREET I ASPEN. CO 81611 1 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 •� yh i~ - I r _ 'k r 1 I II it r li 5 `tS MR 2 � -Top,- .. "will AL f' P ■ N I rc-.r:,. . _I k •i EXISTING HISTORIC SHED EXISITING RESIDENCE 1993 ADDITION � EXISTING PHOTOGRAPHS GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WILLIS PEMBER ARCHITECTS 412 NORTH MILL STREET I ASPEN,CO 81611 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 G FENCE �.� uL`N LP�Oq E N,V `E.Y O?_ `0"3 C W k` 2`4�- : f i J f EXISTING SHED ENCROACHES INTO ALLEY 0.3 ' EXISTING ^ ,7925 GRAVEL DRIVE —1EXISTING BASEMENT STAIR SHED HATCH TO 'RAISED PORCH EXISTING/ CONC. WALK EXISTING 1993 ADDITION H- r- % l I A9� •� :' EXISTING HISTORIC EXISTING DECK / ), _ RESIDENCE 1993 ADDITION EXISTING L_ f FENCE PORCH ROO,, si l �9Zj EXISTING WALK E SRMq/N 100.00•o wT -�� 0' 8' 16' 32' EXISTING SITE PLAN GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WI L L I S PE M B E R A R C H I T E C T S 412 NORTH MILL STREET ASPEN,CO 81611 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 FENCE EXISTING A<<EY 2CSK 24 3 NEW PROPOSED EXISTING SHED WALK ENCROACHES "-s� INTO ALLEY 0.3'+/- a ,/V _ / \ \ EX.CONC. PROPOSED / WALK GARAGE `~�'�HSTONG- / ; IC— ADDITION !SHED / l EXISTING CONC. WALK / k / EXISTING !. 1993 ADDITION j l j 1 EXISTING HISTORIC EXISTING DECK RESIDENCE 1993 ADDITION A9?6 j EXISTING FENCE EXISTING WALKS ` Z' •\-fir \. �/ \ Q WE STR�,�4 T II V 100.00'R.p w �_ �� ---�` 0' 8' 16' 32' PROPOSED SITE PLAN GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WILLIS P E M B E R ARCHITECTS I 412 NORTH MILL STREET I ASPEN,CO 81611 I 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 m � m m jai m m m W ,fj .I:r ,i, — 612 WEST MAIN STREET ALLEY ELEVATION NORTH :r c s. 612 WEST MAIN STREET ALLEY PHOTO—MONTAGE NORTH a 82 — } r; SITE MAP ALLEY VIEW WEST FROM 5th STREET ALLEY VIEW EAST FROM 6th STREET ALLEY ELEVATION : NORTH GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO WILLIS P E M 8 E R ARCHITECTS 412 NORTH MILL STREET ASPEN,CO 81611 970.920.1727 ' H PC SUBMITTAL : FEBRUARY 2013 SIDING CLAD BLIND OPENINGS VARYING WIDTH VERTICAL SIDING SCALE OF NEW GARAGE TO HISTORIC RESOURCE r ° r VERTICAL WINDOWS ON WEST ELEVATION gill r - - _ ---_ -- f r I J[i ,. Lon.— HISTORICAL PRECEDENT and ADDITION STATEGIES GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO W I L L I S P E M 8 E R A R C H I T E CT S 412 NORTH MILL STREET ASPEN,CO 81611 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013