HomeMy WebLinkAboutagenda.hpc.201911201
AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
November 20, 2019
4:30 PM, City Council Meeting Room
130 S Galena Street, Aspen
I.SITE VISIT
I.A.None
II.4:30 PM - ROLL CALL
III.MINUTES
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VII.A.Project Monitoring
PROJECT MONITORING.doc
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XII.A.201 E. Main Street- Minor Development and GMQS Review, CONTINUE PUBLIC
HEARING TO JANUARY 8TH
XIII.4:40 PM - NEW BUSINESS
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XIII.A.223 E. Hallam Street- Minor Development and Setback Variations, PUBLIC
HEARING
HPC memo.pdf
HPC resolution.pdf
Exhibit A_Setback Variation.pdf
Exhibit B_Minor Development.pdf
Exhibit C_Application.pdf
5:00 PM - DISCUSSION ITEMS
Dockless Mobility Outreach
Discussion
Dockless Mobility Memo_Historic Preservation Commission_November 20, 2019.pdf
HPC Year in Review
XIV.6:15 PM - ADJOURN
XV.NEXT RESOLUTION NUMBER
Typical Proceeding Format for All Public Hearings
1)Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legal notice (affidavit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clarifications of applicant
7) Public comments
8)Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal/clarification of evidence presented by applicant and public comment
11) Applicant rebuttal/clarification
End of fact finding.
Deliberation by the commission commences.
No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met or not met.
Revised April 2, 2014
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11/14/2019
HPC PROJECT MONITORS-projects in bold are under construction
Nora Berko 1102 Waters
602 E. Hyman
210 S. First
333 W. Bleeker
Bob Blaich 209 E. Bleeker
300 E. Hyman, Crystal Palace
Gretchen Greenwood 124 W. Hallam
411 E. Hyman
300 E. Hyman, Crystal Palace
101 W. Main, Molly Gibson Lodge
201 E. Main
834 W. Hallam
420 E. Hyman
517 E. Hopkins
529-535 E. Cooper Avenue
Jeff Halferty 232 E. Main
541 Race Alley
208 E. Main
517 E. Hopkins
533 W. Hallam
110 W. Main, Hotel Aspen
105 E. Hallam
Roger Moyer 223 E. Hallam
300 W. Main
105 E. Hallam
Richard Lai 211 W. Main
414-422 E. Cooper
Scott Kendrick 517 E. Hopkins
419 E. Hyman
302 E. Hopkins
304 E. Hopkins
210 W. Main
301 Lake
Sheri Sanzone 549 Race Alley
110 W. Main
Kara Thompson 981 Gibson
Need to assign:
422/434 E. Cooper
305/307 S. Mill
534 E. Cooper
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Historic Preservation Officer
MEETING DATE: November 20, 2019
RE: 223 E. Hallam Street– Minor Development Review and Setback Variation,
PUBLIC HEARING
APPLICANT /OWNER:
223 Hallam LLC
REPRESENTATIVE:
Kim Raymond Architects
LOCATION:
Street Address:
223 E. Hallam Street
Legal Description:
Lot 2, 223 E. Hallam Street Lot
Split, City and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2737-073-16-008
CURRENT ZONING & USE:
R-6, single family home
PROPOSED ZONING & USE:
No change
SUMMARY:
The subject property was recently the subject of an HPC approval
for restoration and addition to a large Victorian era home as
depicted below. The project is currently under construction. The
applicant requests an approval to add a stair in the rear yard
setback on the alley side of this development.
STAFF RECOMMENDATION:
Staff recommends approval as proposed.
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Page 2 of 3
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Minor Development (Section 26.415.070.C) - design review for alterations to a landmarked
property.
• Setback Variations (Section 26.415.110.C) - setback variations related to a proposed new
condition.
The Historic Preservation Commission (HPC) is the final review authority on this application. The small
scope of work makes the project exempt from Call-Up notice to City Council.
STAFF COMMENTS:
The approved project includes upper floor decks on the north and south sides of the addition. The
applicant has planned to place a hot tub on the north deck, towards the rear of the historic structure.
The owner has reconsidered the plan and proposes to install the hot tub on the ground, in the fenced
rear yard shown below. In its original location on the north deck, the hot tub was directly accessible
from the upper floor master bedroom. If the hot tub is moved to the ground, the owner would like to
add a spiral stair from the south deck to the patio below. The location where the spiral stair will pierce
the deck is shown with a heavy black orange below. The entire upper deck was granted a setback
variation by HPC. The garage is permitted to be 5’ from the rear property line, but any development on
top of it is required to meet a 10’ setback. HPC’s variation did not include a stair, and the stair projects
closer to the alley than the deck, so staff directed the applicant to return to the board with this request.
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Page 3 of 3
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The application mistakenly suggests that the rear setback requirement for the proposed stair is 5’, which
is incorrect. The stair sits 5’ into the 10’ setback. As demonstrated in the attached Exhibit A, staff finds
that setback variation criterion B is met and supports the request based on the fact that appropriate
preservation of the historic resource causes the new addition to be limited to less than the rear half of
the lot, eliminating options that are available to non-historic properties. Relief from the rear yard
setback is appropriate in this circumstance.
This proposal also requires Minor development review and compliance with the HPC design guidelines.
Staff has found, as detailed in Exhibit B, that all guidelines are met. The proposal has no impact on the
historic home and is not viewed in context with that structure.
RECOMMENDATION: Staff recommends HPC approve the project as proposed.
EXHIBITS:
Resolution #____, Series of 2019
Exhibit A- Setback Variations/Staff Findings
Exhibit B- Minor Development/Staff Findings
Exhibit C- Application
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HPC Resolution #__, Series of 2019
Page 1 of 2
RESOLUTION #__, SERIES OF 2019
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING
MINOR DEVELOPMENT AND SETBACK VARIATION APPROVAL FOR THE PROPERTY
LOCATED AT 223 E. HALLAM STREET, LOT 2, 223 E. HALLAM STREET LOT SPLIT, CITY
AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2737-073-16-008
WHEREAS, the applicant, 223 Hallam LLC, represented by Kim Raymond Architects, has
requested HPC approval for Minor Development Review and a Setback Variation for the
property located at 223 E. Hallam Street. Lot 2, 223 E. Hallam Street Lot Split. City and
Townsite of Aspen, Colorado; and
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been
submitted to the Community Development Director and approved in accordance with the
procedures established for their review;” and
WHEREAS, for Minor Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project’s
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.C.3.b 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, for approval of A Setback Variation, the application shall meet the requirements
of Aspen Municipal Code Section 26.415.110.C, Setback Variations; and
WHEREAS, HPC reviewed the project on November 20, 2019. HPC considered the
application, the staff memo and public comments and found the proposal consistent with the
review standards and granted approval by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
Section 1: Approval
HPC hereby approves Minor Development and a 5’ rear yard setback variation for a spiral stair
as depicted in the application.
Section 2: Material Representations
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or
documentation presented before the Community Development Department, the Historic 8
HPC Resolution #__, Series of 2019
Page 2 of 2
Preservation Commission, or the Aspen City Council are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein, unless
amended by other specific conditions or an authorized authority.
Section 3: Vested Rights
This approval shall not establish a new period of Vested Rights, or extend the Vested Rights
provided through a Development Order issued by the Community Development Director on
August 18, 2015.
Section 4: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 5: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall
be deemed a separate, distinct and independent provision and shall not affect the validity of
the remaining portions thereof.
APPROVED BY THE COMMISSION at its regular meeting on the 20th day of November,
2019.
Approved as to Form: Approved as to Content:
_________________________________________________________________ _________________________________________________________
Andrea Bryan, Assistant City Attorney Bob Blaich, Vice Chair
ATTEST:
_________________________________________________________________
Nicole Henning, Deputy City Clerk
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Page 1 of 1
Exhibit A
Setback Variation Criteria
Staff Findings
26.415.110.C: Variances:
Dimensional variations are allowed for projects involving designated properties to create development
that is more consistent with the character of the historic property or district than what would be required
by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic properties.
2. 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.
STAFF RESPONSE: The applicant requests a 5’ rear yard reduction for a spiral stair.
HPC previously granted a rear yard setback reduction for the second floor deck that the proposed stair
is to be attached to. The stair is a modification that has no negative effect on the historic resource.
Staff does not find that criterion A, above, is met for this variation request. Staff finds that criterion B is
met in the sense that HPC required a substantial sideyard to be preserved east of the Victorian, and
required a one story connector between new and old, pushing the addition into a rather limited footprint
at the rear of the site. If not for these conditions, the applicant could likely accommodate a stair like the
one proposed without a variation.
Staff supports a finding that criterion B is met.
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Page 1 of 2
Exhibit B
Minor Development
Staff Findings
26.415.070 No building, structure or landscape shall be erected, constructed, enlarged, altered,
repaired, relocated or improved involving a designated historic property or a property located within
a Historic District until plans or sufficient information have been submitted to the Community
Development Director and approved in accordance with the procedures established for their review.
An application for a building permit cannot be submitted without a development order.
26.415.070.C. Certificate of appropriateness for a minor development.
3. The procedures for the review of minor development projects are as follows:
a) The Community Development Director will review the application materials and if they are
determined to be complete, schedule a public hearing before the HPC. The subject
property shall be posted pursuant to Paragraph 26.304.060.E.3.b.
b) Staff shall review the submittal material and prepare a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code sections. This
report will be transmitted to the HPC with relevant information on the proposed project
and a recommendation to approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the report and the evidence
presented at the hearing to determine the project's conformance with the City Historic
Preservation Design Guidelines.
c) The HPC shall approve, disapprove, approve with conditions or continue the application to
obtain additional information necessary to make a decision to approve or deny. If the
application is approved, the HPC shall issue a certificate of appropriateness and the
Community Development Director shall issue a development order.
d) The HPC decision shall be final unless appealed by the applicant or a landowner within
three hundred (300) feet of the subject property in accordance with the procedures set
forth in Chapter 26.316.
STAFF RESPONSE: This project is subject to the “old” historic preservation guidelines based on the
date that the application was originally submitted for review. The guidelines do not directly address
the proposed stair, however staff finds that the work does nothing to negatively impact the resource
itself or the relationship between the historic structure and addition.
The relevant guidelines are listed on the next page. Staff finds that the guidelines are met.
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Page 2 of 2
Relevant Historic Preservation Design 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 is
inappropriate.
An addition that seeks to imply an inaccurate variation of the primary building's historic style should
be avoided.
An addition that covers historically significant features is inappropriate.
10.4 Design a new addition to be recognized as a product of its own time.
An addition should be made distinguishable from the historic building, while also remaining visually
compatible with these earlier features.
A change in setbacks of the addition from the historic building, a subtle change in material or a
differentiation between historic, and more current styles are all techniques that may be considered
to help define a change from old to new construction.
10.8 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.
10.11 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.
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418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
October 11, 2019
Amy Simon, Planner
City of Aspen Community Development Department
130 S Galena Street, 3rd Floor
Aspen, CO 81611
RE: 223 E Hallam, Spiral Stair, set back variance
Summary Letter
Aspen, Colorado
Parcel ID: 2737-073-16-008
Dear Amy,
Thank you for your time and assistance with this application to ask for a setback
variance for a small section of a spiral stair on the alley side of the residence at
223 E Hallam. This parcel was granted a variance in the initial HPC approvals for a
5’ rear yard setback and 10’ combined side yard setbacks. Per HPC Resolution #16,
Series of 2015. The desired spiral stairs were not part of that approval, but they are
inside the approved 5’-0 Rear yard setback.
Please see the attached Site plan, along with the following information requested in
your pre-application conference summary letter.
RELEVANT LAND USE CODE SECTIONS
SECTION 26.304
1. Please see attached letter of authorization from John Brozovich, the owner,
granting Kim Raymond Architecture + Interiors, authority to act on their behalf
throughout this process.
2. Please see the attached Vicinity Map
3. Please see the attached Title Insurance, Schedule A & B for proof of ownership.
4. Please see attached Site Plan and Survey; showing the current conditions of the
home and where we are seeking the variance.
5. We will post and mail the appropriate notices for the meeting with the HPC. The
names and addresses of the neighbors within 300’ is att ached.
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418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
6. Please also find attached all the forms for this Land Use Application.
7. Please see below, the description and summary of all requested information
pertaining to the Land Use Code sections in regard s to this request.
SECTION 26.415.070 Development involving designated historic property or property
within a historic district; C Certificate of appropriateness for a minor development.
1. Our request meets the work included for a minor development as follows:
a. The increase in floor area is less than 250 sq. ft. This stair will only
add 19 Sq. Ft. to the project; and we are allowed 3740 sq. ft. and have
used 3712.4. The additional 19 brings us to 3731.4 sq. ft.
b. The addition of this spiral stair case is the only thing we are asking to
add, and it affects only the deck to which it will be attached at the top.
There is no need for a certificate of no negative effect.
c. N/A
d. The addition of these stairs is to non-historic part of this project. The
new stairs face the alley, and will never been seen from the historic
home or any perspective from it.
e. N/A
2. This application includes all the scaled drawings to show the location of the
proposed stairs in relation to the historic building and all other documentation
to show materials, etc. needed for consideration. This request complies with
the RDS compliance form, attached.
SECTION 26.415.110.C Variations
1. The HPC may grant variances to allow development in the setbacks. In
this case it will be a small intrusion into the rear yard setback.
2. The HPC will find that the addition of the spiral stairs to the modern
portion of this home will be in character with the other historic homes on
the block that have been renovated and had additions made to the rear of
the properties:
The home directly to the west has a very modern addition to the
historic building. Also, the home on the corner of the block, 232 E
Bleeker has a modern addition to the rear of a small miner’s cabin.
The addition of this spiral stair to the rear of this larger Victorian
home’s more transitional addition is in character with the other
historic homes on the block.
The addition of the stairs to the back also helps mitigate a more direct
impact on the historic home. With the addition of these stairs, the
already approved hot tub that is on the upper story on the north side
of the modern addition, right above the linking element between the
historic and new addition will be moved to the back yard. With this
move, the hot tub will not be seen “hovering over” the historic home
from the street or from the side yard; it puts the modern amenity of
the tub in the rear of the property.
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418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
SECTION 26.575.020E Calculations and Measurements ; Measuring Setbacks
Setbacks are measured horizontally from the parcel lines to the setback line and
vertically above and below grade; with some exceptions as outlined in this section of
the LUC. This request is to approve the proposed spiral stairs, as they are within the
already granted 5’-0 Rear yard setback. The stairs are proud of the building for 4’-6”
in length and only 18” at the widest part of the curve, but still inside the setback.
SECTION 26.710.0 40 Residential R-6
This parcel is in the R-6 Medium Density Residential zone district. Please see
attached FAR calculations sheet that show this property has the FAR to allow this
new stair.
The setbacks for yards in R-6:
Front: 10’
Rear: 5’*
Side: 5’
Combined Side yard: 10’*
*This parcel was granted a variance in the initial HPC approvals for a 5’ rear yard
setback and 10’ combined side yard setbacks. Per HPC Resolution #16, Series of
2015.
In summary, we believe this request for a small portion of a spiral stair within
approved the rear setback, to allow access to grade from the upper level, will have a
number of benefits. The addition of this stair will allow us to move the hot tub to the
back yard and away from the neighbors, who have great , second story, outdoor
living space adjacent to the upstairs deck on our modern addition. Moving t he hot
tub will also be more in line with the character of the HPC guidelines by not having
the hot tub so close to the historic resource; it will now be moved completely away
from the historic home and be screened from view from everywhere outside the
property.
Thank you so much for your help and consideration of this matter. Please feel free
to contact myself or my office at 970 -925-2252 or kim@krai.us.
Warmest Regards,
Kim Raymond
Kim Raymond Architecture + Interiors
418 E Cooper Street, Suite 201
Aspen, CO 81611
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www.KimRaymondArchitects.comtel 970-925-2252 email kim@krai.us223 E. HALLAMASPEN, CO 81611V.01
10/11/19Plotted On:VICINITY MAPPARCEL ID: 273707316008
Subdivision: 223 E. Hallam Street Lot Split Lot: 2
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223 E. HALLAM, ASPEN CO
MAIN FLOOR PLAN1.GG551
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123403EAST04WEST01NORTHCC1144AABBEED104D111D113W108D112D112D110D114D115W100 *W101 *W102 *W118 *W117 *W11
6 *
W115 *W114 *D101 *W102CW104 *D102B *W106 *D102 *W106A*W103
*W109W102B*D105D109W112W113W111W110D107W107FFDWID - 24FI
24 '' x 24 ''
UC-15I
15 '' x 23 ''IC-30R-LH 30 '' x 24 ''IC-24FI-RH 24 '' x 24 ''DO30CM-SS 30 '' x 23 ''WWD30O 30 '' x 24 ''CG365CS 36 '' x 21 ''DW49'-6"5'-10"2"4"2'-2 1/4"2'-6"2'-1/4"7'2'2'-3/4"5 1/2"5'4'-10"18'-1"16'-8 1/2"5 1/2"5 1/2"13'-8"5 1/2"4'-3/4"5 1/2"4'-7 3/4"5 1/2"4'-1/2"1'-4 1/2"1'-10"5 1/2"20'-2"5 1/2"13'-6 1/2"5 1/2"11'-9 1/2"3'-3"3'-10 1/4"5 1/2"7'-9"5 1/2"2'-1/4"5 1/2"2'-1 3/4"2'-10 1/4"3'-9 1/2"8 1/2"3'8 1/2"8 1/2"3'8 1/2"8 1/2"3'8 1/2"3'8 1/2"3'8 1/2"8 1/2"3'8"3'-1/2"8"6'8"5'-10 1/2"10'18'-3"7'-5"14'-7"5 1/2"10'5 1/2"7'-10"5 1/2"5'-3"3'9'-5 3/4"3'12'-6 1/2"1'-6 3/4"5 1/2"2"5 1/2"7'-5"10'-3 1/4"11'-4 3/4"7'-11 1/2"3 1/2"2'-1 1/2"3 1/2"5 1/2"2'-7 1/2"6 1/2"6'-5 3/4"3 1/2"6'-5 1/4"3 1/2"3'-6"5 1/2"1'-8 1/2"5 1/2"5'-11 1/2"3 1/2"16'-2 3/4"3 1/2"5 1/2"6'-6 1/2"2'-1/4"4'-3"3'-9"5'-3 1/4"9'-7 1/2"3'-2 3/4"1'-9"4 1/2"1'-4 1/2"6"11 1/2"14'7'-10 1/2"10'9'21'-1/2"2'-1/4"1'-6"2 1/2"1'-6"4'-10"5 1/2"2'-5 3/4"3'-6"5 1/2"5 1/2"5'-4 1/2"5 1/2"3'-9 1/2"4'-5"4'-5"4'-5"5'-7"2'-8 1/2"2'-8 1/4"3'-10 1/4"7'-11 3/4"2'-1/4"9'-3 3/4"9'-3 3/4"1'-8"1'-4"10 3/4"3'-8"7 3/4"11 3/4"1'-8"18'-2"02SOUTH03EAST 205SOUTH 2T.O. FF 101'-4"SITE: 7897.66'T.O. PLY: 100'-0"SITE: 7896.32'POWDER 2104WOODLIVING ROOM102WOODLIBRARY103WOODENTRY100WOODSTAIR101WOODMUDROOM105WOODHALL106WOODDINING ROOM107WOODKITCHEN108WOODGARAGE110CONCRETESETBACK LINESETBACK LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINEPANTRYSTORAGECL.FPT.O. PLY 101'-1 3/4"SITE: 7897.47'T.O. FF: 100'-2 1/4"SITE: 7896.51'WOODGARBAGECONTAINERSPORCH1PORCH 2WATER LINE(BELOW)UPGASMETERELECT.METERTELEPHONECATVPROPOSEDSKYLIGHTAC UNITN662233DD123456781011121314151617189D1035'-10"5 1/2"20'-9"5 1/2"2'-10"5 1/2"10'9'-1 1/2"9'-1 1/2"SITTING ROOM109UPSCALE: 1/4" = 1'-0"
MAIN LEVEL PLAN
PROPOSED
SPIRAL STAIR
19
223 E. HALLAM, ASPEN CO
SITE PLAN1.GG55CC1144AABBEEFF10'5'5'4"2"2"2"2"5'-2"10'-2"5'-4"10'-2"5'-2"5'-4"9'-10"3'-8"3'6'-11"3'-8"2'12'-1"6"PROYECTEDROOF LINE@ SETBACK. SEER-9 IN A6.4.EXISTING HISTORIC FENCETO BE RELOCATED TOPROPERTY LINE. WILL BERESTORED WHERE NEEDED(SEE DETAIL IN SHEET LA1.3)1 1/2" O LINEEXISTING HISTORIC FENCEAND GATE TO BE RELOCATEDTO PROPERTY LINE. WILL BERESTORED WHERE NEEDED(SEE DETAIL IN SHEET LA1.3)END OF HISTORIC IRONFENCE, BEGIN WOODENPRIVACY FENCE.(SEE DETAIL IN LA1.3) WOODEN PRIVACYFENCE AND GATE.(SEE DETAIL IN LA1.3)END OF HISTORIC IRONFENCE, BEGIN WOODENPRIVACY FENCE.(SEE DETAIL IN LA1.3)STACKED AC UNITS(SEE SHEET LA1.4FOR DETAIL)SETBACK LINESETBACK LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINE789778967895ALLEY BLOCK 72LEGAL ADDRESS:LOT 2 OF 223 E HALLAMSTREET LOT SPLITZONE DISTRICT: R-6LOT SIZE: 6,000 SQ FTPROJECT ZERO: 7896'-32"REAR YARDSET BACKSIDE YARDSET BACKFRONT YARDSET BACKGASMETERELECT.METERTELEPHONECATV(DECK)WATER LINECONCRETEWALKAND LANDINGFLOWER BED OUTLINEDWITH METAL EDGINGFLOWER BED OUTLINEDWITH METAL EDGINGSLOPE 2%FLOWER BED OUTLINEDWITH METAL EDGING789678977895AC UNITN662233DD7896.51' ATPERIMETER OFGARAGE7896.51'(PATIO)7896.51'(PATIO)PROYECTEDROOF LINE@ SETBACK.SEE R-10 IN A6.4.12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"12" : 12"6" : 12"12" : 12"1" : 12"1" : 12"2" : 12"12" : 12"FLAT ROOF SLOPETO GUTTER1/4":12"FLAT ROOFSLOPE TOGUTTERSLOPE12" : 12"6" : 12"FLAT ROOF SLOPETO GUTTER1/4":12"SCALE: 1/4" = 1'-0"
SITE PLAN
PROPOSED
SPIRAL STAIR
20
223 E. HALLAM, ASPEN CO
UPPER FLOOR PLAN2.GG551
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
1803EAST
04WEST01NORTHCC1144AABBEEFF34567810111213141591617181202SOUTH49'-6"5'-10"2'-1/4"5 1/2"15'-6 3/4"9'-5 1/2"80'18'-1"5 1/2"14'-7"5 1/2"15'-5"5 1/2"9'-8"2'-8"13'-3/4"5 1/2"7'-5"5 1/2"7'-5"14'-7"6"13'-4 1/4"10'-8"5 1/2"14'-6 1/4"7'-2 3/4"12'-9 1/2"6'-6 1/2"25'-9 1/2"5 1/2"13'-8"5 1/2"4"5 1/2"3'-5 3/4"1'-4"8'-4"1'-4"1'-6"6'-11 1/2"12'-1"5 1/2"10'-3 1/4"11'-4 3/4"14'-6 3/4"7'-3"2'-1/4"10'14'7'-10 1/2"9'21'-1/2"3'-1 1/4"3'-7 1/2"11 1/4"2'-10"5 1/2"10'-7 1/2"5 1/2"5'-1 1/2"3 1/2"10"3 1/2"4'-8 1/2"3 1/2"2'-2 1/4"3 1/2"5 1/2"6 3/4"5'-9 3/4"6'-10"6'-10"6'-10"2'-4"10'-6 1/2"10'-6 1/2"2'-4"1'-6 1/2"4'-9"4'-9"2'-1/4"7'-6"4'-10"2'-7 1/2"9'-6"2'-1"6'-10"5'1'-6 1/2"5'-10 1/4"1'-8 1/4"1'-8 1/4"4'-11 1/4"3 1/2"2'-11 1/2"2'-1/2"3'-8 1/2"3'-8 1/2"9'-3 3/4"5 1/2"7'-9"2'-4"2'-4"5'-8"3'-8"1'-11 1/2"GUESTMASTER BEDROOM202WOODATTIC201WOODGUESTMASTER BATH203TILEHALL208WOODSTAIR205WOODMASTER BEDROOM206TILEMASTER BATHROOM207WOODMASTER CLOSETDECKDECKT.O. PLY: 111'-0"SITE: 7907.32'T.O. FF: 112'-1"SITE: 7908.33'CLOSET204WOODSETBACK LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINESETBACK LINEDNN662233DD19'-10"5 1/2"12'-7 3/4"5 1/2"SCALE: 1/4" = 1'-0"
UPPER LEVEL PLAN
PROPOSED
SPIRAL STAIR
21
223 E. HALLAM, ASPEN CO
ELEVATIONS3.
1 2 3 4 5 6
1'
T.O. PLY MAIN LEVEL
ELEV. 100'-0"
SITE: 7896.32'
T.O. PLY UPPER LEVEL
ELEV. 111'-0"
SITE: 7907.32'
NEW RIDGE (ADDITION)
ELEV. 128'-1/4"
SITE: 7924.34'
1'
PROPOSED GRADE
T.O. PLY MAIN LEVEL
ELEV. 100'-0"
SITE: 7896.32'
T.O. PLY UPPER LEVEL
ELEV. 111'-0"
SITE: 7907.32'
NEW RIDGE (ADDITION)
ELEV. 128'-1/4"
SITE: 7924.34'
SETBACK
LINE
PROPERTY
LINE
PROPERTY
LINE
SETBACK
LINE
1 2 3 4 5 6
KITCHEN HOOD
EXHAUST
MASTER BATH
EXHAUST
SCALE: 1/4" = 1'-0"1 SOUTH SPIRAL-STAIR 2
SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION-STAIR 1
PROPOSED
SPIRAL STAIR
PROPOSED
SPIRAL STAIR
22
223 E. HALLAM, ASPEN CO
ELEVATIONS4.3'3'T.O. PLY MAIN LEVEL
ELEV. 100'-0"
SITE: 7896.32'
T.O. PLY UPPER LEVEL
ELEV. 111'-0"
SITE: 7907.32'
NEW RIDGE (ADDITION)
ELEV. 128'-1/4"
SITE: 7924.34'
SETBACK
LINE
PROPERTY
LINE
PROPERTY
LINE
SETBACK
LINEABCDEFG
A B C D E F GSETBACK
LINE
PROPERTY
LINE
PROPERTY
LINE
SETBACK
LINE
SCALE: 1/4" = 1'-0"1 EAST ELEVATION-WITH FENCE
SCALE: 1/4" = 1'-0"2 EAST SPIRAL-WITHOUT FENCE
PROPOSED
SPIRAL STAIR
PROPOSED
SPIRAL STAIR
23
223 E. HALLAM, ASPEN CO
ELEVATIONS5.
PROPOSED GRADE
T.O. PLY MAIN LEVEL 100'-0"
SITE: 7896.32'
T.O. PLY
UPPER LEVEL 111'-0"
SITE: 7907.32'
T.O. PLY HIST. UPPER LEVEL
ELEV. 111'-10 3/4"
SITE: 7908.14'
T.O. PLY HIST. MAIN LEVEL
ELEV. 101'-1 3/4"
SITE: 7897.47'
EXISTING RIDGE
ELEV. 127'-9"
SITE: 7924.00'
NEW RIDGE (ADDITION)
ELEV. 128'-1/4"
SITE: 7924.34'
SETBACK
LINE
PROPERTY
LINE
PROPERTY
LINE
SETBACK
LINE
G F E D C B A
SCALE: 1/4" = 1'-0"
WEST ELEVATION-STAIR 1
PROPOSED
SPIRAL STAIR
24
223 E. HALLAM, ASPEN CO
STAIR DETAIL6.
5
5
4
A
4
A
A
B
2'-4"2'-2"4'-9"7 1/2"1'2'-2"4'-9"1'-8 3/4"5'1'-8 3/4"5'1'-8 3/4"4'-9"
EXISTING PATIO
PROPOSED SPIRAL
STAIRCASE (TO UPPER
LEVEL MASTER DECK)
PROPOSED SPIRAL
STAIRCASE (TO MAIN
LEVEL KITCHEN PATIO)
EXISTING APPROVED DECKGARBAGECONTAINERSUPDN
PROPERTY LINE
5' SETBACK LINE LINE
PROPERTY LINE
5' SETBACK LINE LINE
UPPER LEVEL: SPIRAL STAIR
MAIN LEVEL: SPIRAL STAIR
5
A
4
11'-1/4"7'-8 1/4"9 1/2"9 1/2"8'-5 3/4"5'1'-8 3/4"PROPERTY LINE5' SETBACK LINE LINESECTION A-A'SECTION B-B'
SPIRAL STAIR VIEW
25
BROZOVICH RESIDENCE
Land Use Application Photos
223 Hallam Street 418 E. Cooper Ave. Suite 201-Aspen, CO 81611
www.kimraymondarchitects.com
OCTOBER 10 , 2019
KIM RAYMOND ARCHITECTURE+INTERIORS
26
AERIAL:
223 Hallam Street www.kimraymondarchitects.com
Proposed tub
location: shows
proximity to
neighbor deck.
27
AERIAL:
223 Hallam Street www.kimraymondarchitects.com
Proposed tub
location: shows
proximity to
neighbor deck.
28
223 Hallam Street www.kimraymondarchitects.com
VIEW FROM
ALLEY:
Proposed tub
location: shows
proximity to
neighbor deck.
29
ALLEY VIEW:
FROM MONARCH STREET
223 Hallam Street www.kimraymondarchitects.com
DECK
DECK
223 HALLAM
MASTER DECK
30
PROPOSED:
223 Hallam Street www.kimraymondarchitects.com
With tub relocation,
provide access to
and from Master
Bedroom deck.
PROPOSED SPIRAL
STAIR LOCATION
31
Page 1 of 1
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Kevin Rayes, Planner & Lynn Rumbaugh, Transportation Program Manager
RE: Dockless Mobility Outreach
MEETING DATE: November 20, 2019
BACKGROUND:
Dockless mobility is defined as systems of electric
(or manual) bicycles and/or scooters that are
available for short-term rentals. These devices
may be locked and unlocked using a smartphone
app without the requirement of a bicycle rack or
other docking station.
The dockless business model exists in many cities
throughout the country, bringing both benefits
and challenges (see Figures 1 & 2).
DOCKLESS MOBILITY IN ASPEN
In June 2019 Council directed staff to pause any
encroachment licensing for the dockless industry
and undertake a public outreach effort to gather
community sentiment around these programs.
In winter 2020, staff will return to Council with a
synopsis of public feedback as well as options for
dockless mobility management.
REQUEST OF HPC
Staff hopes to maximize community input on this
topic- comments from commissioners plays an
important role in the discussion. You may share
any feedback / thoughts via the following
methods:
• Discuss at HPC Meeting
• Email: Kevin: kevin.rayes@cityofasen.com
• Visit the Aspen Community Voice website and
share your thoughts via the online survey at:
Aspencommunityvoice.com/docklessmobility
• Attend one of the open house sessions taking
place on December 4 at the Limelight:
o Session 1- 11:30 am – 1:30 pm
o Session 2- 4:00pm – 6:00pm
Figure 1: One benefit of dockless mobility is
providing alternative transportation options
Figure 2: One challenge of dockless mobility
is parking on public rights-of-way
32