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REPRESENTATIVE Ron Robertson DATE OF FINAL ACTION 4/12/00 CITY COUNCIL ACTION PZ ACTION HPC Resos. #16 & 17- ADMIN ACTION Approved BOA ACTION DATE CLOSED 10/29/01 BY J. Lindt PARCEL ID: ~2735-123-03003 DATE RCVD: ]3/8/00 # COPIES:~ CASE NO|HPC06-00 CASE NAME:~920 W. Hallam Final Design Review PLNR:~Nick Lelack PROJ ADDR:|920 W Hallam CASE TYP:|Final HPC STEPS:~ OWN/APP: Aspen Historic Cotta ADR~ C/S/Z:I PHN:~ REP:~Ron Robertson ADR:|417 Main St., Studio " C/S/Z:~Carbondale/CO/816 PHN:~963-0567 FEES DUE:| None paid first time FEES RCVD:| STAT: ~-- REFERRALS~ REF:~ BY~ DUE:~ MTG DATE REV BODY PH NOTICED | DATE OF FINAL ACTION:] 4/ 1 -2Lbe CITY COUNCIL: REMARKS~ PZ: PtY' 11â‚¬scs -FF lk+ 17- -acco BOA: ' CLOSED: 110*f BY: 1 4-' L jud k- DRAC: , A PLAT SUBMITD: | PLAT (BK,PG):| ADMIN: ~~ re; l,â‚¬CY MEMORANDUM TO: Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director FROM: Nick Lelack, Planner RE: 920 West Hallam, Lot A, Significant Development Plan (Final) - Public Hearing DATE: April 12, 2000 : Â· --4 - 0- ur/ -~. nIT==r 't 4.1 1"1,2 -----WEELLMAIU)-1~- 6- iik/161*. I./f// ILI'll'll//1/lillill'Im F ~ _~r -A'.~ Illill"/Mill'll/Ellill/6/2#9/MIi41 17~ ... . lili . Lot A - vacant Lot B - Historic Landmark Lot B - vacant APPLICANT: SUMMARY: Aspen Historic Cottages, LLC This application requests approval for Final Significant Development for Lot A, 920 West Hallam REPRESENTATIVE: Street. This review is a continuation from March 8. Ron Robertson The Applicant has made several significant revisions based on the Commission's comments. LOCATION: 920 West Hallam REVIEW PROCEDURE Lot A The Historic Preservation Commission shall by resolution approve, approve with conditions, or deny a CURRENT LAND USE: Significant Development Plan (Final). Single Family Residential ZONING: PROPOSED LAND USE: R-6, Medium Density Residential <~ Residential FAR: LOT SIZE: Allowable: 1,854 sq. ft 3,432 sq. ft. 1 ~TAFF COMMENTS: Aspen Historic Cottages, LLC, ("Applicant"), represented by Ron Robertson, is requesting approval for Significant Development Plan (Final) on Lot A at 920 West LIallam Street. The Commission considered the final plan on March 8 and continued the hearing because of concerns over several design elements. In general, Commissioners expressed concerns over: ~ 1. the addition of four (4) feet to the south (front) elevation of the building; ~ 2. the expanded roof over the closet as viewed primarily from the west and east ~ elevations; 3. the complexity of the iron fence on the south elevation; and 4. the windows on the south and east elevations. In addition, Commissioners explained the need to maintain the historic house's prominence in the design of the structures on Lots A and B, to keep the designs of the new buildings simple, and to return to the historic flavor of the project as presented during the conceptual approval. In response, Mr. Robertson has submitted revised final drawings addressing each of the concerns raised above. Specifically, the additional four (4) feet on the south elevation have been eliminated, the closet roof has been substantially scaled back into a shed roof design, the iron fence has been removed, and compatible windows have been proposed for the south and east elevations. Mr. Robertson has also proposed a narrow shiplap design juxtaposed with a board and batten design to distinguish among the architectural elements of the structure. The scallop shingles on the gables have been replaced with square shingles matching the roof. Community Development Staff believes the revised final drawings to be a significant improvement over the drawings considered on March 8. Staff is of the opinion that Mr. Robertson's proposal would be a contribution to the entrance to Aspen, respectful of the historic house next door, and compatible with the neighborhood. RECOMMENDATION: Staff is recommending approval of the Final Significant Development Plan for Lot A, 920 West Hallam Street, with conditions outlined in the draft Resolution. RECOMMENDED MOTION: ID, "I move to approve the Final Significant Development Plan for Lot A, 920 West Hallan~ / < " V Street, and staff recommended conditions of approval. ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings fy j Exhibit B -- Development Application 2 EXHIBIT A 920 WEST HALLAM STREET, LOT A, FINAL DEVELOPMENT PLAN REVIEW CRITERIA & STAFF FINDINGS 26.415 Significant Development Review Standards No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under the Cottage Infill Program, Section 26.520.040(B)(2), for detached accessory dwelling units, and A floor area bonus will only be awarded to projects which in the opinion of the HPC make an "outstanding preservation effort." Examples to be considered would include the retention of historic outbuildings or the creation of breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a "historic landmark lot split" may also be considered for the bonus. No development application which includes a request for an FAR bonus may be submitted until the applicant has met with the Historic Preservation Commission in a work session to discuss whether or not the proposal might qualify for the floor area bonus, and Staff Finding Staff believes the revised final development plan to be compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject. The revised plan is a substantial improvement over the drawings considered on March 8. Staff is o f the opinion that Mr. Robertson's revised design addresses HPC's concerns regarding the design, scale and massing ofthe project. This criterion is satisfied. 09 b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding Staff believes the proposed final development plan to be generally compatible in design, scale, site plan, massing and volume with the character of the neighborhood of the parcel proposed for development. The property is located in a neighborhood which is composed primarily of multi-family structures, with single-family and duplex homes to the north. Staff finds the proposed development to be consistent with the established character of the surrounding neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels; and Staff Finding Staff believes that the proposed development would enhance the character of the surrounding neighborhood, especially with respect to the adjacent structures and the relationship between these properties. The revisions dramatically improve the proposed development, particularly in relation to the historic significance of the designated historic cottage located on the parcel. This criterion is satisfied. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding Please refer to the staff responses to "a., b., and c." above. 4 , 1 MEMORANDUM TO: Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director FROM: Nick Lelack, Planner RE: 920 West Hallam, Lot B, Significant Development Plan (Final) - Public Hearing DATE: April 12, 2000 i 1 20 -,4 10 1,1 +L-Lt-- 11 - .I=J---1=Z.. t ..1 Lot A - vacant Lot B - Historic Landmark Lot B - vacant APPLICANT: SUMMARY: Aspen Historic Cottages, LLC This application requests approval for Final Significant Development for Lots A and B, 920 West REPRESENTATIVE: Hallam Street. This memorandum addresses the Ron Robertson application for Lot B. Lot B contains both the existing historic landmark (1,000 sq. ft. of FAR) and proposed LOCATION: new single-family residence ( 1,850 sq. ft of FAR). 920 West Hallam Lot B REVIEW PROCEDURE The Historic Preservation Commission shall by CURRENT LAND USE: resolution approve, approve with conditions, or deny a Single Family Residential Significant Development Plan (Final). PROPOSED LAND USE: ZONING: Residential R-6, Medium Density Residential LOT SIZE: FAR: 7,616 sq. ft. Proposed: 2,854 sq. ft. Allowable: 2,854 sq. ft 1 STAFF COMMENTS: Aspen Ilistoric Cottages, LLC, ("Applicant"), represented by Ron Robertson, is requesting approval for Significant Development Plan (Final) on Lot B at 920 West Hallam Street. The Commission briefly discussed the final plan on March 8 and continued the hearing because of concerns over the development on Lot A and a couple of design features on the subject lot. The only concern raised was the revised window on the south elevation (second floor, west side). In addition, during the Lot A review, Commissioners explained the need to maintain the historic house's prominence in the design of the structures on Lots A and B, to keep the designs of the new buildings simple, and to return to the historic flavor of the project as presented during the conceptual approval. In response. Mr. Robertson submitted revised final drawings addressing the concerns raised above. Specifically, the window on the south elevation has been redesigned to be more compatible with the historic cottage. Mr. Robertson has also proposed a narrower shiplap design juxtaposed with a board and batten design to distinguish among the architectural elements ofthe structure. The scallop shingles on the gables have been replaced with square shingles matching the roof. Community Development Staff believes the revised final drawings to be a nice improvement over the drawings considered on March 8. Staff is of the opinion that Mr. Robertson' s proposal would be a positive contribution to the entrance to Aspen, respectful of the historic house next door, and compatible with the neighborhood. RECOMMENDATION: Staff is recommending approval of the Final Significant Development Plan for Lot B, 920 West Hallam Street, with the conditions outlined in the draft Resolution. RECOMMENDED MOTION: "I move to approve the Final Significant Development Plan for Lot B, 920 West Hallam Street, and staff recommended conditions of approval." ATTACHMENTS: r B Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Development Application 4-4 . L , EXHIBIT A EXPLORE CONDITIONAL USE & SPECIAL REVIEW REVIEW CRITERIA & STAFF FINDINGS 26.415 Significant Development Review Standards No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all o f the following standards are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed noor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under the Cottage Infill Program, Section 26.520.040(B)(2), for detached accessory dwelling units, and A f[oor area bonus will only be awarded to projects which in the opinion of the HPC make an "outstanding preservation effort." Examples to be considered would include the retention of historic outbuildings or the creation of breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a "historic landmark lot split" may also be considered for the bonus. No development application which includes a request for an FAR bonus may be submitted until the applicant has met with the Historic Preservation Commission in a work session to discuss whether or not the proposal might qualify for the floor area bonus, and Staff Finding Staff believes the proposed final development plan to be generally compatible in design, scale, site plan, massing and volume with the neighborhood and historic landmark structures on the parcel. Staff believes this is an outstanding project. Staff is of the opinion that the window and shiplap revisions are appropriate changes that improve the project. HPC approved a 500 square foot FAR bonus for Lot B, also located on 920 West Hallam, during the conceptual approval process because this is an "exemplary" and "outstanding" or.1 . project. The Commission also approved an increase by two (2) percent of site coverage - from 35% to 37%, as well as setback and Residential Design Standards variances. This criterion has been addressed. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding Staff believes the proposed final development plan to be generally compatible in design, scale, site plan, massing and volume with the character of the neighborhood of the parcel proposed for development. The property is located in a neighborhood which is composed primarily of multi-family structures, with single-family and duplex homes to the north. Staff finds the proposed development to be consistent with the established character of the surrounding neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels; and Staff Finding Staff believes that the proposed development would enhance the character of the surrounding neighborhood, especially with respect to the adjacent structures and the relationship between these properties. Staff also is of the opinion that the minor revisions to the final plan improve the structure's relationship with the historic cottage on the same lot. Staff believes this criterion has been addressed. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding Please refer to the staff responses to "aâ€ž b.,and c." above. 4 , RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT (FINAL), FOR THE PROPERTY LOCATED AT 920 WEST HALLAM STREET, LOT B, CITY AND TOWNSITE OF ASPEN, COLORADO. RESOLUTION No. , SERIES OF 2000 WHEREAS, the applicant, Aspen Historic Cottages, LLC., represented by architect Ron Robertson, has requested approval of a Significant Development (Final) for the property located at 920 West Hallam Street, Lot B. The property is a designated historic landmark (Ordinance No. 23, Series of 1998); and WHEREAS, the City Council approved Ordinance No. 23, Series of 1998, which designated 920 West Hallam (legally described as the east M of Lot M, all of Lots N, O and P and a portion o f Lot Q, Block 4, City and Townsite of Aspen) as a Historic Landmark, approved a Subdivision Exemption for a Historic Landmark Lot Split, and approved a landmark designation grant of $2,000; and, WHEREAS, the Historic Preservation Commission (LIPC) approved Resolution 19, Series of 1998, which approved the partial demolition and off-site relocation of historic structures on the property; WHEREAS, HPC approved Resolution No. 15, Series of 1998, which approved the partial demolition and on-site relocation of the existing historic house and detached garage, Significant (Conceptual) Development Plan, a Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells, a variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined side yard setback of seven (7) feet, a variance from the maximum site coverage requirement of thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent, and Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation's taller gable; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation's taller gable and the one in the dormer shall be allowed as proposed, as well as the window in the dormer o f the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard; and, WHEREAS, HPC approved Resolution No. 14, Series of 1998, a 500 square foot Floor Area Bonus for Lot B and Final Significant Development (Conceptual); and WHEREAS, the Planning and Zoning Commission approved Resolution 98-17, which approved a Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R-6 Zone District; and, 5 0 , WHEREAS, the Historic Preservation Commission approved Resolution 99-35, which extended the conceptual approval until February, 2000; and, WHEREAS, the Community Development Director administrative approved a Growth Management Quota System Exemption for a Historic Landmark Lot Split; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet: the Development Review Standards of Section 26.415.010(C)(5) of the Aspen Land Use Code in order for HPC to grant Significant Development (Final) approval; and, WHEREAS, the Community Development Department recommended approval of the aforementioned request with conditions; and WHEREAS, LIPC has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a public hearing; and, WHEREAS, a legally noticed public hearing was held at a regular meeting o f the Historic Preservation Commission on April 12, 2000, at which the Commission: approved with conditions the requests for Significant Development (Final), by a vote of_ to _ 0-); and, WIIEREAS, HPC finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED THAT: Section 1: That the HPC hereby approves the Final Significant Development request for 920 West Hallam Street, Lot B, with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 3. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 6 . Section 2: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 3: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof, APPROVED BY THE COMMISSION at its regular meetings on the 12th day of April, 2000. APPROVED AS TO FORM: David Hoefer, Assistant City Attorney APPROVED BY THE HISTORIC PRESERVATION COMMISSION: Suzannah Reid, Chairperson ATTEST: Kathy Strickland, Chief Deputy Clerk 7 R. C. ROBERTSON Â· ARCHITECTS INC. 417 MAIN STREET, STUDIO 'A' CARBONDALE, CO 81623 970Â·963Â·0567 970 Â· 963 8936 FAX February 9,2000 Historic Preservation Committee review of 920 W. Hallam, Lots A&B Ladies and Gentlemen of the H.P.C.: The enclosed plans and elevations that describe the two - "Aspen Historic Cottages, LLC," are similar to the plans and e!evations approved at the preliminary level, with the following exceptions: Lot A - Al through A4 1. A master closet was added above the garage, to the North of the master bedroom (see second floor g W an on A2) This can be seen in the East elevations on A3 between grid lines F & G. 2. The windows to the South & West of the master bedroom, (see elevations on A4) have grown in size to accommodate the wonderful view. 3. Four feet were added to the North of the living room. (see first floor plan A2) Lot B - Bl through B4 Living room window below dormer has been elimir zted, to allow for an entertainment center. (see East elevation B3) 2. The windows on the South & West of the master bedroom, (see elevations on B4) have grown in size to accommodate the wonderful views. We are confident that these minor adjustments are compatible with the sprit of our approved preliminary design. Thanks, PÂ»*20 0/0 L '21 - 1/j R.C. Robertson, Architect~ -'39 1,1 ASPEN HISTORiC PRESERVATION COMMIS AV N MINUTES OF. MARCH 8,2000 Nick Lelack and Ron Robertson were sworn in. Nick relayed that staffcontinues to be in support ofthe project. The changes from conceptual are the addition of a master closet above the garage to the north ofthe master bedroom. The windows to the South and West ofthe master bedroom are larger than approved at Conceptual. The applicant stated that they grew to accommodate the views. The Community Development staff does not believe these windows are in the same style and design of the remainder of the house or the project as a whole. The west elevation is a prominent fagade visually and should be compatible with the building. Staff feels that the monitor and staff should approve another design of windows that would be compatible. The living room has been increased by four feet to the North. The Community Development staff requested guidance of the three windows on the south and the fence on the south elevation. The Community Development staff still feels that Lot A and B still overshadow the historic house. Ron Robertson felt that the larger window on the south made the wall more of an open feeling. He presented an alternative design exhibit A5 showing the windows at the same height. He also informed the board that on the Sardy house there is a roof fence and it helps give the project a notion of variety. Susan commented on the porch and possibly it could be moved to the west side to create interest on that elevation. The representative said due to the floor plans that would not be possible. Ron said the plate heights are still the same. Suzannah opened and closed the public hearing. Comments: Jeffrey relayed that he has concerns with the addition of the four feet as the house then starts to compete with the historic house. At one point the historic house was prominent to the street and with the four-foot addition it starts to diminish. The closet is acceptable but the roof needs simplified. 4 ASPEN HISTORIC PRESERVATION COMMISSiuN MINUTES OF, MARCH 8,2000 Je ffrey had no problems with the iron fence and he prefers Exhibit A5. He also has concerns with the scallop shingles. Gilbert is also opposed to the four-foot addition. Regarding the second story bedroom window he likes the distinctness. The closet addition results in more massing. Possibly look at a different roof form instead of carrying it all the way over to the closet, possibly a shed roof form that has a lower profile. The windows on the south are acceptable. The iron fence seems a little too much and a simpler detail is recommended. Mary informed the board that at conceptual the two buildings complimented the historic house and now at final they overwhelm it. She also agreed with Gilbert and Jeffrey that she would not support the additional four feet. The master closet addition is not acceptable and if it was desirable it should have been discussed at conceptual. The heavy metal material is not compatible and the proposed roofline is not appropriate. From conceptual the house has turned into a huge building. Mary stated to Ron that she supported him all the way on conceptual but will not support the numerous revisions. Susan also stated that she is not in favor of the additional four feet nor the roof. The historic house has to be the most prominent. The closet is huge and the request is inappropriate. The buildings need to be kept smaller in order to give the historic house prominence. Exhibit A5 in the window change is acceptable. The iron fence should be simplified. Lisa agreed primarily with Mary's comments. Both of the properties overwhelm the historic house. It gives you the feeling of a "canyon effect" with the little house stuck in the middle. She would not support the project as presented. The window changes are not appropriate for the structure and the massing is too grand. Suzannah agreed with all o f the other commissioner' s comments. At conceptual two simple straightforward modest buildings were presented and now there are more roof shapes, numerous different kinds of window openings. The two buildings need to stay as simple as they can be. 5 ASPEN HISTORIC PRESERVATION COMMIS.iuN MINUTES OF. MARCH 8.2000 Suzannah also stated that she could not support the closet addition unless it had a different type of roof shape; possibly a simple shed roof and delete the metal railing. The rail adds complexity. Applicants comments. Ron relayed from his standpoint he tried to respect what was approved in the past. He felt the changes were small. He has no problem with eliminating the four feet and having a smaller roof on the closet. This is a massaging effort, as people have to buy these houses. Nothing else has really changed. He indicated the comments were very well received. He also stated he is concerned about the character o f the two buildings. Suzannah relayed that the applicant should come back with final drawings. MOTION: Mary moved to continue the public hearing and final review for 920 W. Hallam until April 12, 2000; second by Gilbert. Motion carried 6-0. Yes vote: Susan, Lisa, Gilbert, Mary, Suzannah, Jeffrey. 920 W. HALLAM STREET, LOT B2 FINAL REVIEW - PH Nick informed the board that the living room window below the dormer on the east fagade was removed to allow for an entertainment center. The second revisions are the enlargement of the windows on the south and west elevations for the master bedroom. Staff supports the changes. Comments: Susan had concerns with the arched window on the east. Ron relayed that the window is in the diningroom. Mary and Gilbert had no problem with the windows on the east side. Gilbert had concerns with the changes of the windows on the south as that elevation faces the historic house. Jeffery felt that the north elevation seems a little too massive. 6 /111~ . ASPEN HISTOIUC PRESERVATION COMMIS.~UN MINUTES OF, MARCH 8,2000 Lisa relayed in general that the massing is too large and she has no concerns with the window changes. She is uncertain about the dining room window, the arched window. Suzannah stated that her concern is the windows on the south elevation. Susan requested that the shingles in the gable be addressed at the next meeting. MOTION: Gilbert moved to continue the pubic hearing and final review on 920 W. Hallam Lot B to April 12, 2000; second by Lisa. All infavor, motion carried 6-0. Yes vote: Jeffrey, Gilbert, Mary, Lisa, Susan, Suzannah 333 W. BLEEKER STREET - FINAL - PH Amy and Heidi were seated. Amy informed the board that there are 20 recommendations of approval but that is due to the importance o f the historic house. There are numerous preservation recommendations. There is one direct vent for a fireplace for the master bedroom out the roo f instead of the wall and the contractor must pass the test. The drawings indicate meter boxes on the west wall and staff needs clarification i f they are existing or proposed. Ideally they should be located somewhere else. Mary Holley was sworn in. The meter boxes are existing but ideally they should be on the alley side. Mary talked to the landscape architect about the plantings around the foundation and they would prefer some kind of transition at the base of the building. Right now it comes right to the grass and the idea would be to not block the stone foundation completely. The owner is requesting the brick patio and a water feature and he would like to have a fence around the perimeter o f the property. The ballards could be eliminated and an iron gate could be installed instead. She is also not sure if the aspen trees can be planted. The hedge would be slightly below the top ofthe fence, similar to Saint Mary's church. That idea is to 7 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT (FINAL), FOR THE PROPERTY LOCATED AT 920 WEST HALLAM STREET, LOT A, CITY AND TOWNSITE OF ASPEN, COLORADO. RESOLUTION No. , SERIES OF 2000 WHEREAS, the applicant, Aspen Historic Cottages, LLC., represented by architect Ron Robertson, has requested approval of a Significant Development (Final) for the property located at 920 West Hallam Street, Lot A. The property is a designated historic landmark (Ordinance No. 23, Series of 1998); and WHEREAS, the City Council approved Ordinance No. 23, Series of 1998, which designated 920 West Hallam (legally described as the east !4 of Lot M, all of Lots N, O and P and a portion of Lot Q, Block 4, City and Townsite of Aspen) as a Historic Landmark, approved a Subdivision Exemption for a LIistoric Landmark Lot Split, and approved a landmark designation grant of $2,000; and, WHEREAS, the Historic Preservation Commission (HPC) approved Resolution 19, Series of 1998, which approved the partial demolition and off-site relocation of historic structures on the property; WHEREAS, HPC approved Resolution No. 15, Series of 1998, which approved the partial demolition and on-site relocation of the existing historic house and detached garage, Significant (Conceptual) Development Plan, a Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells, a variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined side yard setback of seven (7) feet, a variance from the maximum site coverage requirement of thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent, and Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation's taller gable; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation's taller gable and the one in the dormer shall be allowed as proposed, as well as the window in the dormer o f the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard; and, WHEREAS, HPC approved Resolution No. 14, Series of 1998, a 500 square foot Floor Area Bonus for Lot B and Final Significant Development (Conceptual); and WHEREAS, the Planning and Zoning Commission approved Resolution 98-17, which approved a Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R-6 Zone District; and, 5 WHEREAS, the Historic Preservation Commission approved Resolution 99-35, which extended the conceptual approval until February, 2000; and, WHEREAS, the Community Development Director administrative approved a Growth Management Quota System Exemption for a Historic Landmark Lot Split; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet: the Development Review Standards of Section 26.415.010(C)(5) of the Aspen Land Use Code in order for HPC to grant Significant Development (Final) approval; and, WHEREAS, the Community Development Department recommended approval of the aforementioned request with conditions; and WHEREAS, HPC has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a public hearing; and, WHEREAS, a legally noticed public hearing was held at a regular meeting of the Historic Preservation Commission on April 12,2000, at which the Commission: approved with conditions the requests for Significant Development (Final), by a vote of to - 0-) S and, WHEREAS, LIPC finds that this Resolution furthers and is necessary for the promotion ofpublic health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED THAT: Section 1: That the HPC hereby approves the Final Significant Development request for 920 West Ilallam Street, Lot A, with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to LIPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 3. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. t 94,5 0 6 Section 2: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 3: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meetings on the 12th day of April, 2000. APPROVED AS TO FORM: David Hoefer, Assistant City Attorney APPROVED BY THE HISTORIC PRESERVATION COMMISSION: Suzannah Reid, Chairperson ATTEST: Kathy Strickland, Chief Deputy Clerk 7 ACTION: Significant Development SIGNIFICANT DEVELOPMENT Significant development in an "H," Historic Overlay District must meet all four of the development review standards in order for HPC to grant approval: Standard 1: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard. side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood. than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). Standard 2: the proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Standard 4: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. , MEMORANDUM TO: Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director FROM: Nick Lelack, Planner RE: 920 West Hallam, Lot A, Significant Development Plan (Final) - Public Hearing DATE: March 8,2000 .. 1 11'X,~it f .4- -0/ E.AL irreET.I.I.......1 *'14-'ll"jel ...........,-- . - 6 i.. .4 1- ~,atto~#2: lia6il~&/Ill~4 ............/,/&*.~ Lot A -vacant Lot B - Historic Landmark Lot B - vacant APPLICANT: SUMMARY: Aspen Historic Cottages, LLC This application requests approval for Final Significant Development for Lots A and B, 920 West REPRESENTATIVE: Hallam Street. This memorandum addresses the Ron Robertson application for Lot A, which was created as a separate parcel during the conceptual approval process. LOCATION: 920 West Hallam REVIEW PROCEDURE Lot A The Historic Preservation Commission shall by resolution approve, approve with conditions, or deny a CURRENT LAND USE: Significant Development Plan (Final). Single Family Residential PROPOSED LAND USE: ZONING: Residential R-6, Medium Density Residential LOT SIZE: FAR: 3,432 sq. ft. Proposed: 1,850 sq. ft. Allowable: 1.854 sq. ft 1 PREVIOUS ACTION City Council: Ordinance No. 23, Series of 1998: â€¢ Designating 920 West Hallam Street (legally described as the east 96 of Lot M, all of Lots N, O and P and a portion of Lot Q, Block 4, City and Townsite of Aspen) as a Historic Landmark. â€¢ Subdivision Exemption for an Historic Landmark Lot Split. â€¢ A landmark designation grant of $2,000. Historic Preservation Commission: Resolution No. 19, Series of 1998: â€¢ Partial Demolition and Off-Site Relocation (of the chicken coop addition to the shed formerly used as a concession stand on Aspen Mountain to Aspen Mountain) Resolution No. 14, Series of 1998 â€¢ 500 Square Foot FAR Bonus and Final Significant Development (Conceptual) Resolution No. 15, Series of 1998 â€¢ Partial Demolition, On-Site Relocation (of existing historic house and detached garage) â€¢ Significant (Conceptual) Development Plan â€¢ Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells. â€¢ A variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined side yard setback of seven (7) feet. â€¢ A variance from the maximum site coverage requirement of thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent. â€¢ Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation's taller gable; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation' s taller gable and the one in the dormer shall be allowed as proposed, as well as the window in the dormer of the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard. Planning and Zoning Commission: Resolution 98-17 â€¢ Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R-6 Zone District. 2 Community Development Director: Administrative Approval â€¢ Growth Management Quota System Exemption for a Historic Landmark Lot Split. STAFF COMMENTS: Aspen Historic Cottages, LLC, ("Applicant"), represented by Ron Robertson, is requesting approval for Significant Development Plan (Final) on Lot A at 920 West Hallam Street. Specifically, the request is to build a new detached single-family residence consisting of approximately 1,850 square feet. The proposed development resembles the Conceptual plan approved by HPC in 1998. Changes to the Conceptual plan that are included in the proposed Final plan include: 1. A master closet was added above the garage, to the North of the master bedroom. This can be seen in the East elevations. 2. The windows to the South and West of the master bedroom are larger than approved at Conceptual. 3. The living room has increased by four (4) feet to the North. Staff believes the proposed development .../ continues to be generally -./ . 11, . I .4 . compatible in design, -' L --.. scale, site plan, massing . :*; *+ :.3,Â· 2.. 4 . - .... and volume with the + .. 4 neighborhood and historic . landmark structures on the I '4* parcel. Overall, Staff '! believes this is an - -f Ce I . . exceptional project, and 1 that the new development - will be easily Â· I. EF 2. differentiated from the old Il without significantly .. A. distracting from or Historic landmark residence at 920 West Hallam. competing with the adjacent historic resource. However, Staffs review of the proposed development raised four questions regarding the design, scale, massing, ofthe project. Staff does not believe the redesigned windows to the South and West of the master bedroom are appropriate for the structure, site, or neighborhood. Specifically, the window is considerably larger than originally proposed and in a completely different style - modernist - than the historic design (Victorian) of the house, historic landmark, and surrounding area. In addition, the west elevation of this J rn 1 i \ structure will be most visible to traffic (pedestrian and vehicular) coming into Aspen. Because of the prominent location of this house, and this elevation in particular, the design should be compatible with historic Aspen and the nature of this historic site. Staff requests HPC to determine whether the window is appropriate for this structure, historic landmark, and entrance to Aspen? Second Staff questions whether the large center window on the first floor of the south '3!;UNT~n on the Hallam Street facing facade is scaled appropriately and whether the windows should all be the same size? The third questionyconcerns the "iron fence" on the on the second floor. Is this an essentmnesign feature that contributes to the character of the house and historic landmark? Finally, although the applicant has revised the architectural plans for the structure that 2!3ct suggested changes from Staff and HPC, Staff continues to question whether the massing, volume and scale of the proposed structure on Lot A as viewed from West Hallam Street is compatible with the historic structure. Staff strongly supports the project and believes it will make a valuable contribution to the community, especially after the above questions have been addressed. RECOMMENDATION: Staff is recommending approval of the Final Significant Development Plan for Lot A, 920 West Hallam Street, with conditions outlined in the draft Resolution. RECOMMENDED MOTION: "I move to approve the Final Significant Development Plan for Lot A, 920 West Hallam Street, and staff recommended conditions of approval." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Development Application 4 EXHIBITA EXPLORE CONDITIONAL USE & SPECIAL REVIEW REVIEW CRITERIA & STAFF FINDINGS 26.415 Significant Development Review Standards No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under the Cottage Infill Program, Section 26.520.040(B)(2), for detached accessory dwelling units, and A floor area bonus will only be awarded to projects which in the opinion of the HPC make an "outstanding preservation effort." Examples to be considered would include the retention of historic outbuildings or the creation of breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a "historic landmark lot split" may also be considered for the bonus. No development application which includes a request for an FAR bonus may be submitted until the applicant has met with the Historic Preservation Commission in a work session to discuss whether or not the proposal might qualify for the 11oor area bonus, and Staff Finding Staff believes the proposed final development plan, very similar to the approved conceptual plan, to be generally compatible in design, scale, site plan, massing and volume with the neighborhood and historic landmark structures on the parcel. Although the applicant has revised the architectural plans for the structures that reflect suggested changes from Staff and HPC, and Staff continues to question whether the massing, volume and scale of the structures on Lots A and B as viewed from West Hallam Street are in compatible with the historic structure. The new structures would be much larger than the existing house even though the 5 . masses have been broken up. Staff believes HPC's direction is needed for this standard to be met. In addition, Staff does not believe the redesigned windows to the South and West of the master bedroom are appropriate for the structure, site, neighborhood, and particularly the existing historic house. The window is considerably larger than originally proposed and in a completely different style - modernist - than the historic design (Victorian) of the house, historic landmark, and surrounding area. In addition, the west elevation of this structure will be most visible to traffic (pedestrian and vehicular) coming into Aspen. Because of the prominent location of this house, and this elevation in particular, the design must be compatible with historic Aspen and the nature of this historic site. Staff believes this standard can be met if the applicant proposes a design that is consistent with the Victorian design of the house and neighborhood. Staff recommends imposing a condition of approval that the applicant propose a window design that is approved by an HPC staff and staff monitor. HPC approved a 500 square foot FAR bonus for Lot B, also located on 920 West Hallam, during the conceptual approval process. The Commission also approved an increase by two (2) percent of site coverage - from 35% to 37%, as well as setback and Residential Design Standards variances. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding Staff believes the proposed final development plan to be generally compatible in design, scale, site plan, massing and volume with the character of the neighborhood of the parcel proposed for development. The property is located in a neighborhood which is composed primarily of multi-family structures, with single-family and duplex homes to the north. Staff finds the proposed development to be consistent with the established character of the surrounding neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels; and Staff Finding Staff believes that the proposed development would enhance the character of the surrounding neighborhood, especially with respect to the adjacent structures and the relationship between these properties. With regard to the relationship between the proposed new structures and historic house, staff is of the opinion that the massing, volume and scale of the new structures may detract from the historic significance of the designated historic structure on the parcel because they appear significantly larger than the existing house. In addition, the redesigned window to the South and West of the master bedroom detracts from the historic significance of the designated 6 historic structures on the property because the architectural design does not match the Victorian-design o f the house. Staff also questions whether the large center window on the front elevation is scaled appropriately. Staff believes the vertical nature of the windows is compatible with the historic landmark and surrounding area, but that all three windows should be the same size. Another concern is whether the "iron fence" 0-*he.,on the second floor is necessary, appropriate, and an essential design feature that contributes to the character of the house and historic landmark. Staff is not taking a position on this issue, but rather asking HPC to make a determination about whether this feature should remain in the project. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding Please refer to the staff responses to "a., b., and c." above. , 7 .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT (FINAL), FOR THE PROPERTY LOCATED AT 920 WEST HALLAM STREET, LOT A, CITY AND TOWNSITE OF ASPEN, COLORADO. RESOLUTION No. , SERIES OF 2000 WHEREAS, the applicant, Aspen Ilistoric Cottages, LLC., represented by architect Ron Robertson, has requested approval of a Significant Development (Final) for the property located at 920 West Hallam Street, Lot A. The property is a designated historic landmark (Ordinance No. 23, Series of 1998); and WHEREAS, the City Council approved Ordinance No. 23, Series of 1998, which designated 920 West Hallam (legally described as the east M of Lot M, all of Lots N, O and P and a portion of Lot Q, Block 4, City and Townsite of Aspen) as a Historic Landmark, approved a Subdivision Exemption for a Historic Landmark Lot Split, and approved a landmark designation grant of $2,000; and, WHEREAS, the Historic Preservation Commission (HPC) approved Resolution 19, Series of 1998, which approved the partial demolition and off-site relocation of historic structures on the property; WHEREAS, HPC approved Resolution No. 15, Series of 1998, which approved the partial demolition and on-site relocation of the existing historic house and detached garage, Significant (Conceptual) Development Plan, a Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells, a variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined side yard setback of seven (7) feet, a variance from the maximum site coverage requirement o f thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent, and Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation's taller gable; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation's taller gable and the one in the dormer shall be allowed as proposed, as well as the window in the dormer of the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard; and, WHEREAS, HPC approved Resolution No. 14, Series of 1998, a 500 square foot Floor Area Bonus for Lot B and Final Significant Development (Conceptual); and WHEREAS, the Planning and Zoning Commission approved Resolution 98-17, which approved a Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R-6 Zone District; and, 8 I. 4 ./ WHEREAS, the Community Development Director administrative approved a Growth Management Quota System Exemption for a Historic Landmark Lot Split; and. WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet: the Development Review Standards of Section 26.415.010(C)(5) of the Aspen Land Use Code in order for HPC to grant Significant Development (Final) approval; and, WHEREAS, the Community Development Department recommended approval of the aforementioned request with conditions; and WHEREAS, HPC has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a public hearing; and, WHEREAS, a legally noticed public hearing was held at a regular meeting of the Historic Preservation Commission on March 8,2000, at which the Commission: approved with conditions the requests for Significant Development (Final), by a vote of_ to _ C-_); and, WHEREAS, HPC finds that this Resolution furthers and is necessary for the promotion ofpublic health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED THAT: Section 1: That the HPC hereby approves the Final Significant Development request for 920 West Hallam Street, Lot A, with the following conditions: l. HPC staff and monitor must approve the design of the window(s) to the South and West o f the master bedroom. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. The preservation.~lan j!#acribed above, as well as the language of certain conditions of approval will be re~it-ed to be printed on the cover sheet of the building permit plan set and all other prin~h&le for the purpose of construction. 4. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 5. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 9 4 â€¢ Section 2: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 3: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meetings on the 8th day of March, 2000. APPROVED AS TO FORM: David Hoefer, Assistant City Attorney APPROVED BY THE HISTORIC PRESERVATION COMMISSION: Suzannah Reid, Chairperson ATTEST: Kathy Strickland, Chief Deputy Clerk 10 . MEMORANDUM TO: Historic Preservation Commission / 6215'b# I THRU: Julie Ann Woods, Community Development Director 1,060Â£ Joyce Ohlson, Deputy Director FROM: Nick Lelack, Planner ~~~ ~~ RE: 920 West Hallam, Lot B, Significant Development Plan (Final) - Public . W p i i i roPO Hearing 6/ Lkk DATE: March 8,2000 / sfu- .: i. fL# / . I . , . I ... Ca Y :Â· .7 ~ Â·Â·E,5. i a, -- 1 , -: Â·Â·Â·Â· i. I ..... -Â«- - f 1- f . _*.2 -1- :- Â£ - 1,41 -9,"- . 1 . ..4 ---*.2,-- - -== ~m~El"-ill/-~~ 7-1/M/7./.St,Jif'. . ~85 -1 Lot A - vacant Lot B - Historic Landmark Lot B - vacant APPLICANT: SUMMARY: Aspen Historic Cottages, LLC This application requests approval for Final A *> 66* Significant Development for Lots A and B, 920 West ~ 1 ~. - ~1 ' REPRESENTATIVE: Hallam Street. This memorandum addresses the Ron Robertson application for Lot B. Lot B contains both the existingl, historic landmark ( 1,000 sq. ft. of FAR) and proposed LOCATION: new single-family residence (1,850 sq. ft of FAR). 920 West Hallam Lot B REVIEW PROCEDURE The Historic Preservation Commission shall by CURRENT LAND USE: resolution approve, approve with conditions, or deny a, 1- ' Single Family Residential Significant Development Plan (Final). PROPOSED LAND USE: ZONING: Residential R-6, Medium Density Residential 6 /\,Ur LOT SIZE: FAR: 7,616 sq. ft. Proposed: 2,854 sq. ft. ' Allowable: 2,854 sq. ft SWEr 1 PREVIOUS ACTION City Council: Ordinance No. 23, Series of 1998: â€¢ Designating 920 West Hallam Street (legally described as the east 14 of Lot M, all of Lots N, O and P and a portion o f Lot Q, Block 4, City and Townsite o f Aspen) as a Historic Landmark. â€¢ Subdivision Exemption for an Historic Landmark Lot Split. â€¢ A landmark designation grant of $2,000. Historic Preservation Commission: Resolution No. 19, Series of 1998: â€¢ Partial Demolition and Off-Site Relocation (ofthe chicken coop addition to the shed formerly used as a concession stand on Aspen Mountain to Aspen Mountain) ' Resolution No. 14, Series of 1998 â€¢ 500 Square Foot FAR Bonus and Final Significant Development (Conceptual) Resolution No. 15, Series of 1998 â€¢ Partial Demolition, On-Site Relocation (of existing historic house and detached garage) â€¢ Significant (Conceptual) Development Plan â€¢ Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells. â€¢ A variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined side yard setback of seven (7) feet. â€¢ A variance from the maximum site coverage requirement of thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent. â€¢ Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation' s taller gable; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation's taller gable and the one in the dormer shall be allowed as proposed, as well as the window in the dormer of the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard. Planning and Zoning Commission: Resolution 98-17 â€¢ Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R-6 Zone District. 2 Community Development DirectorÂ·. Administrative Approval â€¢ Growth Management Quota System Exemption for a Historic Landmark Lot Split. STAFF COMMENTS: Aspen Historic Cottages, LLC, ("Applicant"), represented by Ron Robertson, is requesting approval for Significant Development Plan (Final) on Lot B at 920 West Hallam Street. Specifically, the request is to build a new detached single-family residence consisting of approximately 1,850 square feet. The proposed development resembles the Conceptual plan approved by HPC in 1998. Changes to the Conceptual plan that are included in the proposed Final plan include: 1. The living room window below the dormer was removed to allow for an entertainment center. 2. The windows on the south and west elevations of the master bedroom have increased in size. Staff believes the proposed changes are appropriate for the new structure and compatible with the historic house. Staff believes the proposed development is generally compatible in design, scale, site plan, massing and volume with the neighborhood and historic landmark structures on the parcel. Overall, Staff believes this is an exceptional project, but is concerned that the massing, and volume of the proposed new structure on Lot B will not be entirely compatible with the much smaller historic house. The new structure may appear much larger than the historic landmark as viewed from West Hallam Street, and thereby detracting from the historic house. RECOMMENDATION: Staff is recommending approval of the Final Significant Development Plan for Lot B, 920 West Hallam Street, with the conditions outlined in the draft Resolution. RECOMMENDED MOTION: "I move to approve the Final Significant Development Plan for Lot B, 920 West Hallam Street, and staff recommended conditions of approval." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Development Application 3 EXHIBIT A EXPLORE CONDITIONAL USE & SPECIAL REVIEW REVIEW CRITERIA & STAFF FINDINGS 26.415 Significant Development Review Standards No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under the Cottage Infill Program, Section 26.520.040(B)(2), for detached accessory dwelling units, and A f[oor area bonus will only be awarded to projects which in the opinion of the HPC make an "outstanding preservation effort." Examples to be considered would include the retention of historic outbuildings or the creation of breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a "historic landmark lot split" may also be considered for the bonus. No development application which includes a request for an FAR bonus may be submitted until the applicant has met with the Historic Preservation Commission in a work session to discuss whether or not the proposal might qualify for the floor area bonus, and Staff Finding Staff believes the proposed final development plan to be generally compatible in design, scale, site plan, massing and volume with the neighborhood and historic landmark structures on the parcel. Staff believes this is an outstanding project. However, the concern remains that, although the proposed house is significantly smaller than other residences built in the area over the past twenty (20) years, the proposed scale, massing, and volume of the structure may not be entirely compatible with the existing historic house. Nevertheless, Staff believes 4 that the new development will be easily differentiated from the old without significantly distracting from or competing with the adjacent historic resource. HPC approved a 500 square foot FAR bonus for Lot B, also located on 920 West Hallam, during the conceptual approval process because this is an "exemplary" and "outstanding" project. The Commission also approved an increase by two (2) percent of site coverage - from 35% to 37%, as well as setback and Residential Design Standards variances. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding Staff believes the proposed final development plan to be generally compatible in design, scale, site plan, massing and volume with the character of the neighborhood of the parcel proposed for development. The property is located in a neighborhood which is composed primarily of multi-family structures, with single-family and duplex homes to the north. Staff finds the proposed development to be consistent with the established character of the surrounding neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels; and Staff Finding Staff believes that the proposed development would enhance the character of the surrounding neighborhood, especially with respect to the adjacent structures and the relationship between these properties. With regard to the relationship between the proposed new structures and historic house, staff is of the opinion that the massing, volume and scale of the new structures may detract from the designated historic structure on the parcel because they appear significantly larger than the existing house. Staff believes this criterion has been addressed. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding Please refer to the staff responses to "a., b., and c." above. 5 . RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT (FINAL), FOR THE PROPERTY LOCATED AT 920 WEST HALLAM STREET, LOT B, CITY AND TOWNSITE OF ASPEN, COLORADO. RESOLUTION No. , SERIES OF 2000 WHEREAS, the applicant, Aspen Historic Cottages, LLC., represented by architect Ron Robertson, has requested approval of a Significant Development (Final) for the property located at 920 West Hallam Street, Lot B. The property is a designated historic landmark (Ordinance No. 23, Series of 1998); and WHEREAS, the City Council approved Ordinance No. 23, Series of 1998, which designated 920 West Hallam (legally described as the east 14 of Lot M, all of Lots N, O and P and a portion of Lot Q, Block 4, City and Townsite of Aspen) as a Historic Landmark, approved a Subdivision Exemption for a Historic Landmark Lot Split, and approved a landmark designation grant of $2,000; and, WHEREAS, the Historic Preservation Commission (HPC) approved Resolution 19, Series of 1998, which approved the partial demolition and off-site relocation of historic structures on the property; WHEREAS, HPC approved Resolution No. 15, Series of 1998, which approved the partial demolition and on-site relocation of the existing historic house and detached garage, Significant (Conceptual) Development Plan, a Variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells, a variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined side yard setback of seven (7) feet, a variance from the maximum site coverage requirement of thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent, and Variances from the Residential Design Standards from the "volume" provisions: (1) For the new structure on Lot A - the two small (2' x 2') square windows highest up on the south elevation's taller gable; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height; (2) For the new structure on Lot B - the two small (2' x 2') square windows on the south elevation's taller gable and the one in the dormer shall be allowed as proposed, as well as the window in the dormer of the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard; and, WHEREAS, HPC approved Resolution No. 14, Series of 1998, a 500 square foot Floor Area Bonus for Lot B and Final Significant Development (Conceptual); and WHEREAS, the Planning and Zoning Commission approved Resolution 98-17, which approved a Conditional Use to place two (2) detached single-family residences on a single historic landmark Lot of 6,000 square feet in the R-6 Zone District; and, 6 WHEREAS, the Community Development Director administrative approved a Growth Management Quota System Exemption for a Historic Landmark Lot Split; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet: the Development Review Standards of Section 26.415.010(C)(5) of the Aspen Land Use Code in order for HPC to grant Significant Development (Final) approval; and, WHEREAS, the Community Development Department recommended approval of the aforementioned request with conditions; and WHEREAS, HPC has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a public hearing; and, WHEREAS, a legally noticed public hearing was held at a regular meeting of the Historic Preservation Commission on March 8,2000, at which the Commission: approved with conditions the requests for Significant Development (Final), by a vote of to _ (_-_); and, WHEREAS, HPC finds that this Resolution furthers and is necessary for the promotion ofpublic health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED THAT: Section 1: That the HPC hereby approves the Final Significant Development request for 920 West Hallam Street, Lot B, with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The preservation Nbp described above, as well as the language of certain conditions of approval will be ])*ired to be printed on the cover sheet of the building permit plan set and all other prils made for the purpose of construction. 3. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 4. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 7 . rzmovt Section 2: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 3: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meetings on the 8th day of March, 2000. APPROVED AS TO FORM: David Hoefer, Assistant City Attorney APPROVED BY THE HISTORIC PRESERVATION COMMISSION: Suzannah Reid, Chairperson ATTEST: Kathy Strickland, Chief Deputy Clerk 8 '~~ :47 06j Lot +D Â£{ RÂ£.f-,/41 4#~~ 4~ ipok *k CH c:Â¢7 04(k~- < Foo;- Â«p, Ufk (1,62.~ --La,> -=6-F-3 (Apu c I 2. 25/i. p & 4114 Aed:lte_ 4 l hy, 6 V-l,KIA WÂ» -*1323 9 1 / 197-i - #TrE, vi N nck/1~ 1,Â©lk uLA-1 or & 19*4.vu.4( 0 ftz-_9236 -2Â¥ C 0010 @- AR- lik N07 fla MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director FROM: Joyce A. Ohlson, Deputy Directoru~0[) RE: 920 W. Hallam Street- Extension of Conceptual Approval DATE: July 14,1999 SUMMARY: This project received conceptual development approval on August 12, 1998 through the adoption of HPC Resolution No. 15. Series 1998. The approving resolution stipulated that a final development plan must be filed within one (1) year of the date of the approval or by August 12, 1999. This time restriction is also supported by the Municipal Code Section 26.415.010.C.2.*1). Unless HPC grants an extension. failure to file the final development application by August 12th shall make the approval null and void. The applicants have filed a letter requesting a six (6) month extension of the approval for the conceptual development plan for the two new houses to be built at 920 W. Hallam that was approved through Resolution No. 15, Series of 1998. The applicant cites that other work commitments of the project architect have precluded preparation of the final plans. The HPC has granted extensions of time for other projects in the City when warranted due to hardship, changed circumstances or other reasonable situations. There are no "official" criteria for granting extensions within the code; it is simply a matter left up to HPC judgement and decision. This is the first request for an extension on the subject development and property. Staff feels that the request for a six month extension is reasonable for several reasons as follows: â€¢ The conceptually approved design and development plans are still in conformance with the design guidelines and other pertinent code provisions. * Conditions in the vicinity have not changed to warrant a reevaluation of the proposal. * The development is still compatible with the character and pattern of development in the neighborhood. * Only ten (10) months have passed since the approval and it reasonable that the final design documents could not be completed within that time period. The conceptual review packet is attached for your review. RECOMMENDATION: Staff recommends that the conceptual development plan approval for the aforementioned subject property be extended until February 12, 2000 and adoption of Resolution No. , Series 1999 RECOMMENDED MOTION: "I move to extend conceptual approval for 920 W. Hallam Street, Lot A, Aspen Historic Cottages Historic Landmark Lot Split and Lot B2, Aspen Historic Cottages Common Interest Community to February 12, 2000." Exhibits: Resolution No. , Series of 1999. A. Applicant' s Letter of Request B. Conceptual approval plans RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR EXTENSION OF CONCEPTUAL DEVELOPMENT PLAN APPROVAL AT 920 W. HALLAM STREET, LOT A, ASPEN HISTORIC COTTAGES HISTORIC LANDMARK LOT SPLIT AND LOT B2, ASPEN HISTORIC COTTAGES COMMON INTEREST COMMUNITY, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Aspen Historic Cottages, LLC and Aspen Historic Cottages East, LLC represented by Chris LaCroix of Garfield and Hecht, P.C., has requested a six month extension of the HPC conceptual approval for the new houses to be built on the property located at 920 W. Hallam Street. The conceptual approval was originally granted on August 12,1998. The property is a designated historic landmark; and WHEREAS, Section 26.415.010.C.2.a(1) of the Municipal Code states that "Applications for a final development plan shall be filed within one (1) year of the date of approval of a conceptual development plan. Unless a written request for extension is filed with the community development department prior to the expiration of the one (1) year and is granted by HPC, the failure to file such an application shall render null and void the approval of a conceptual development plan previously granted by the HPC"; and WHEREAS, the conceptual approval granted by the HPC is set to expire on August 12, 1999; and WHEREAS, the staff memorandum dated July 14,1999, prepared by Joyce A. Ohlson, Deputy Director of Community Development, recommended that an extension be granted; and WHEREAS, at a regular meeting ofthe Historic Preservation Commission on July 14, 1999, the Commission considered and approved the request without conditions by a vote of to NOW, THEREFORE, BE IT RESOLVED: That a six month extension of conceptual development plan approval for 920 W. Hallam Street, Lot A, Aspen Historic Cottages Historic Landmark Lot Split and Lot B2, Aspen Historic Cottages Common Interest Community, Aspen, Colorado be granted, to expire on February 12, 2000. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of July, 1999. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk t (GARFIELD & HECHT, P.C VI Fl#-9511(ED RONALD GARFIELD' 601 EAST HYM ANDREW V. HECHT2 ATTORNEYS AT LAW ASPEN. COLORADO 81611 MICHAEL J. HERROW E-mail: atty@garfieldhecht.com DAVID L. LENYO COMMON[17Â¢b[NULOPMENT Citflt:M:3999 MATTHEW C. FERGUSON' ~u,iui,ggp~!kiN KRISTI S. FERRARO4 CHRISTOPHER J. LACROIX 1,6 CHAD J. SCHMIT6 110 MIDLAND AVENUE SUITE 201 BASALT, COLORADO 81621 TELEPHONE (970) 927-1936 TELECOPIER (970) 927-1783 July 1,1999 Via Facsimile and First Class Mail Ms. Joyce Ohison, Deputy Planning Director Members of the Aspen Historic Preservation Commission 130 South Galena Street Aspen, Colorado 81611 Facsimile: 920-5439 Re: 920 West Hallam Street- Request for Extension of Conceptual Approval Dear Ms. Ohlson and Members of the Aspen Historic Preservation Commission: This firm's clients, Aspen Historic Cottages, LLC and Aspen Historic Cottages East, LLC are the owners of certain property located at 920 West Hallam Street (the "Property"). On August 12, 1998 the Aspen Historic Preservation Commission ("HPC") adopted HPC Resolution No. 15 (the "Resolution") approving, among other things, a conceptual development plan for the Property. Section 3, paragraph E of the Resolution provides that an application of a final development plan must be filed within one (1) yearofthe date of the Resolution (i.e., August 12,1999). The architect working on this project recently informed me that due to his other commitments he will not be able to complete the work necessary to submit a final development plan in time to meet the deadline established in the Resolution. Therefore, please consider this letter as a request for a six (6) month extension of the conceptual development plan approved in the Resolution. Thank you in advance for considering this request. Please feel free to call me at 927-1936 if you have any questions. Sincerely, Garfield 8[ Hech~ P~. By: ~ ~F ChriktaCroix cc: Ron Robertson M:\clacroix\Historic Cottages\HPC\Extend.itr.wpd G*hâ€¢01+ M 1. also admttted to 2. also admitted to 3. also admitted to 4. /so admitted to 5. 3140 admitted to 6. aiso admitted to New York Bar District of Columbia Bar Florida Bar Pennxylvania Bar Illinois Bar Connecticut Bar Â® Printed on recycled paper - WOR Fic_A-Â©11.043 22-CÂ¢ 0 po./2- 392... 19.0.9 -5 91 4 <lt'k_ TYPE J ___- NEW ASMAACr Cl-\1)Â·0,82 1./ 1 ./ Â¥app 7Â«f// I 'go. ' \6- /1 - 5 r _ N 1 0/' ..21. I /6 1fj, t41 d 1 11 - . ... C - =1 + b *Mvffi*.*~ i" - 8 \491 4 - 1 1 1 -- . 4,1 3 8-xler'IN* 6,5,NE , wt>W 9 4 i. 1 11 - ....+ r. - -1 i )1 41 6 - .-- . ... - 1,042Â·G 12, la, AU~/4 . / 1 10 -.. 1 2...... _ 2-3-3 4 -i . 11 1 'fl- f 11 - 1 1 - - 7 'i -1 y -1 1 I li . 4 ' BÂ«4959*7 Nk 49=11 ilf. ~ -- 41 411 - 1 4 r 1 f.,---- HE'~V NiPâ€¢St) TNEI,1/12, I . P b .4 9 ..1 I.. . SOUTH ELEVATION ..1 11 1 J .l . . // / 1 16 \.111 .14<\. \\ 11 I ft l Lx1 44 -- I i 1 ~~~" ~'P~ ~~ '-- ~L'- 1 1 , / 4 2. 2/ R. -1 Amy Guthrie, 04:03 PM 6/30/99 , extension ~ X-Sender: amyg@comdev Date: Wed, 30 Jun 1999 16:03:24 -0600 To: joyceo@ci.aspen.co.us From: Amy Guthrie <amyg@ci.aspen.co.us> Subject: extension Cc: juliew@ci.aspen.co.us Joyce, on August 12th the conceptual approval for the two new houses that are going to be built adjacent to my house will expire, unless the owners file their final application or ask for an extension of up to one year. The owners and architect for those properties have contacted me and feel that they cannot be ready to submit for final by August 12th. They are going to write a letter and ask for a six month extension. I suggested this letter be addressed to you. It was Mitch's case- I don't know who will take it on. They want to take their extension request to HPC on July 14th so that on the chance that HPC wouldn't grant it, there would still be the possibility of filing something before August 12. Printed for Joyce Ohlson <joyceo@ci.aspen.co.us> 1 r AP 1 ALLEY, BLOCK 4 0.4 T 21.07' WIDE R.O.w r,REBAP<14 6Ell :14& i 74\ mE& / 5 75~09,1 E 74 9 = 1 / 3 3 37 48' 52 5.00' 5.00 37 48' ; 0 00 F 6 1-1 g \ i 0 O.E. ig,~94 -3 R ..512 STORAGE LOCADON co 00 CO 10 00, 10 00' \\\-03Â» 12\ON,L 1- A . . 1-1- FUL: 10 0' SETBACK UNE TRANSFORMER l' GA -TORI( -t..f 104 8\5 3 rol *OTTAGES SEMENT F 1 4 '* F/STORic & 1 \Or 8 ' L_ll \\ â€¢7 1 1, 1 .1 1 9191 1 -CD 0 0 0 m--1 --- 0 6 lo O CIO SAGEWOOD CONDOMINIUMS 4 ER n-1 oNE 5%.F t. 06\1 8 f 177 1 1 -res 1 121 itt-3 11 * ~.086 8.. / ..1..â€¢ 3,777 SCI, 0.086 cUreS //1 ~ 4 1\ ir m :-- 1 .cyÂ·~ LU 111 + 0 li O 0 In .) 41 4 1 Z Z . 1 20.0' SETBACK -INE 1 3-27-2000 -FOUND REBAR AND --- P 0.8.~JNHY 8-1 -FOUND REBAR AND rAP *500.,21 CAP LS /16129 ,/li 60.4 MAR 2 8 2889 38 08' f -JEQE 6 4 ~N 75'09'11" W 7 .16 WES- HALLAM STREET 74.38' WIDE R.O.W Fâ‚¬01" 2 639/EY- EV -1 (2:64 COUNTRY 9.4.R. 1100* 4 AL-OUJUE-E =-4.R. 1833* ENOINEERI NO. 3 4 TED 5/2-1/99 FILE: BITE el 41% AA. 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