HomeMy WebLinkAboutLand Use Case.HP.701 N 3rd St.0018.2013.AHPC THE CITY OF ASPEN
City of Aspen Community Development Department
CASE NUMBER 0018.2013.AHPC
PARCEL ID NUMBERS 273512111005
PROJECTS ADDRESS 701q► THIRD STR, ASPEN, CO 81611
PLANNER AMY GUTHRIE
CASE DESCRIPTION RESIDENTIAL DESIGN VARIANCE
REPRESENTATIVE ALAN RICHMAN PLANNING SERVICES
970-920-1125
DATE OF FINAL ACTION 08/16/2013
CLOSED BY ANGELA SCOREY ON: 10/09/13
DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070,
"Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen
Municipal Code. This Order allows development of a site specific development plan pursuant to
the provisions of the land use approvals, described herein. The effective date of this Order shall
also be the initiation date of a three-year vested property right. The vested property right shall
expire on the day after the third anniversary of the effective date of this Order, unless a building
permit is approved pursuant to Section 26.304.075, or unless an exemption, extension,
reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After
Expiration of vested property rights, this Order shall remain in full force and effect, excluding
any growth management allotments granted pursuant to Section 26.470, but shall be subject to
any amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Property Owner's Name,Mailing Address and telephone number
G Steve Whipple 701 North Third Street LLC 701 N. Third Street Aspen CO. 970-920-
4427.
Legal Description and Street Address of Subject Property
701 N. Third Street the south half of Lot 7 and all of Lot 8, Block 100, Hallam Lake
Addition City and Townsite of Aspen; PID#2735-121-11-005
Written Description of the Site Specific Plan and/or Attachment Describing Plan
HPC granted Final Major Development approval for an addition to the existing g ouse.
Land Use Approval(s) Received and Dates(Attach Final Ordinances or Resolutions)
Aspen Historic Preservation Commission Resolution#24, Series of 2013.
Effective Date of Development Order. (Same as date of publication of notice of approval.)
August 22, 2013.
Expiration Date of Development Order (The extension, reinstatement, exemption from
expiration and revocation may be pursued in accordance with Section 26.308.010 of the City
of Aspen Municipal Code.)
Au,"st 22, 2016.
Issued this 15th day of Augus 2013 by the City of Aspen Community Development Director.
Chris Bendon, Community Development Director
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Permit Information
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Project Status' nding Approved
Description
APPLICATION FOR h1iJOR HPC DEVELOPMENT FIPJAL HPC DEVELOPMENT
Closed/Final
Submitted ALAN WHIM,]9201125 ad Running Days 0 Expires 061 +201a
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i Last name 1701 Id THIRD STREET LLC First name 121 S G",LEPIA ST
ASPEN CO 01611
Phone 1,M 920.425 Address
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Applicant
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Last name 1701 N THIRD STREET LC First name 121 S GALENA ST
i ASPEN CO 81611
Phone i'970i9204425 Cust, 29533 !dross
3 Lender `
Lad name First name
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ATTACHMENT 2 - Historic Preservation Land Use Ap s'Y
PROJECT:
Name: 10 y\_0 r..YL. ��Az � � ,., � �C L
Location: A `a .e _ 5('o -
(Indicate street address, lot&block number or metes and bounds description of property)
Parcel ID# (REQUIRED) ��>
APPLICANT: - - - -
Name: 1�'
Address: 6.,,�&—A
Phone#: cif- `t t Fax#: E-mail: e fir,
REPRESENTATIVE:
Name: L K ( c\-,A-, �x 4-v Lc.z,)
Address: p 0 '* 3b Phone#: `� `' I t_-Lf Fax#: E-mail:
TYPE OF APPLICATION: lease check all that apply):
❑ Historic Designation ❑ Relocation(temporary,on
❑ Certificate of No Negative Effect ❑ or off-site)
❑ Certificate of Appropriateness ❑ Demolition(total
❑ -Minor Historic Development demolition)
® -Major Historic Development ❑ Historic Landmark Lot Split
❑ -Conceptual Historic Development
® -Final Historic Development
-Substantial Amendment
ExISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
A ,
PROPOSAL: (description of proposed buildings, uses, modifications,etc.
Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
00[ 2(, . �
COMMUNITY DEVELOPMENT DEPARTMENT
Agreement to Pay Application Fees
Anagreement between the City of Aspen ("City")and
Property 701 North Third LLC Phone No.:920-4428
Owner("I"): Email:whipples @rof.net
Address of 701 North Third Street Billing 121 S. Galena Street
Property: Aspen, CO 81611 Address: Aspen, CO 81611
(subject of p (send bills here)
application)
I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications
and the payment of these fees is a condition precedent to determining application completeness. I understand
that as the property owner that I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these
flat fees are non-refundable.
$0 flat fee for Select Dept $0 flat fee for-Select Dept
$0 flat fee for Select Dept $ 0 flat fee for Select Review
For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed
project, it is not possible at this time to know the full extent or total costs involved in processing the application. I
understand that additional costs over and above the deposit may accrue. I understand and agree that it is
impracticable for City staff to complete processing, review, and presentation of sufficient information to enable
legally required findings to be made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not
returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30
days of presentation of an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment.
agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment
of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs
exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the
processing of my application at the hourly rates hereinafter stated.
$ 1 ,300 deposit for 4 hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at$325 per hour.
$ deposit for hours of Engineering Department staff time.Additional time above the deposit
amount will be billed at$265 per hour.
City of Aspen: Property Owner:
Chris Bendon Steve Whi e
Community Development Director Name:
T
City use: 1300 itle: Manager
Fees Due:$ Received:$
2013 City of Aspen 1 130
JUN ] 9 201;1
GI Y OF ASPS 4
COMMUNITY [XW10r1'y1 '_N`
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 701 N. Third Street- Final Major Development, PUBLIC HEARING
DATE: August 14, 2013
SUMMARY: 701 N. Third Street is a landmark a
designated 5,000 square foot lot that contains a remodeled
Victorian era home. The property owner requests Final —— "
HPC approval to add a second floor to an existing one i ; -
story addition. ± =
APPLICANT: G. Steve Whipple, 701 North Third Street,
LLC, represented by Alan Richman Planning Services.
ADDRESS: 701 N. Third Street, the south half of Lot 7
and all of Lot 8, Block 100, Hallam Lake Addition, City and Townsite of Aspen.
PARCEL ID: 2735-121-11-005.
ZONING: R-6.
FINAL MAJOR DEVELOPMENT
The procedure for a Major Development Review, at the Final level, is as follows. Staff reviews
the submittal materials and prepares a report that analyzes the project's conformance with the
design guidelines and other applicable Land Use Code Sections. This report is transmitted to
the HPC with relevant information on the proposed project and a recommendation to
continue, approve, disapprove or approve with conditions and the reasons for the
recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Staff Response: Final review focuses on landscape plan, lighting, fenestration, and selection
of new materials. A list of the relevant design guidelines is attached as "Exhibit A."
1
There are numerous aspects of the existing structure that do not meet current HPC guidelines or
Residential Design Standards. To the extent that these features are not being changed, they do
not need to be brought into compliance
retroactively.
It appears that this home would have s ,>
originally had the features typical of most
cross gabled Aspen miner's cottage,
represented in the photo to the right; a house g. s
on Main Street.
According to HPC records, by 1980, the
subject house had been modified with a wrap P, R
around porch and a rear addition. By the early _
1990s, the open porch was enclosed. See
w ,
photos of 701 N. Third, below.
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The proposal before HPC is a second floor master bedroom addition along the western end of the
property. No historic construction will be directly affected. No restoration work on the historic
resource is proposed. No changes to the landscape are proposed.
The proposal involves an addition of approximately 790 square feet, which will take the property to
the maximum floor area of 2,960 square feet. The addition sits on top of existing non-historic
construction that already encroaches into the required rear yard setback, along the north lot line.
At Conceptual, HPC approved a 5' setback variance in order to extend the encroachment to the
second floor level.
Except for the setback variance, the project is within the allowed dimensional requirements, and
is a few feet lower than the allowed height. The upper floor plate height of 7' is sympathetic to
the context.
2
In general, HPC guidelines allow for a two story addition to be constructed at the rear of a
miner's cottage. In this case, the project is not starting from scratch, but working around the
placement and character of some existing construction.
At Conceptual, HPC required that there be no new development, particularly the proposed upper
floor deck space, within 10' of the rear of the historic miner's cottage. The proposal more than
complied with that requirement. For Final the deck has been enlarged slightly and comes up to
the 10' buffer line. Staff finds that the impact on the historic cottage is still minimized.
The applicant proposes a standing seam copper roof and copper gutters on the new construction.
Staff recommends HPC discuss whether another metal would be more compatible. Even the
most ornate of Aspen's Victorians did not typically include copper as a material.
Staff otherwise finds that the proposal meets the applicable design guidelines.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC grant Final Major Development approval
with the following conditions:
1. HPC granted a rear yard setback reduction of 5' through Resolution#9, Series of 2013.
2. Restudy the roof and gutter material on the new construction, for approval by staff and
monitor, prior to submittal for building permit.
3. The development approvals granted herein shall constitute a site-specific development
plan vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this approval
shall result in the forfeiture of said vested property rights. Unless otherwise exempted or
extended, failure to properly record all plats and agreements required to be recorded, as
specified herein, within 180 days of the effective date of the development order shall also
result in the forfeiture of said vested property rights and shall render the development order
void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the
approved site-specific development plan shall not result in the creation of a vested property
right.
No later than fourteen (14) days following final approval of all requisite reviews necessary to
obtain a development order as set forth in this Resolution, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
3
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant
to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised
Statutes, pertaining to the following described property: 701 N. Third Street, the south half
of Lot 7 and all of Lot 8,Block 100, Hallam Lake Addition, City and Townsite of Aspen.
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the
City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial review;
the period of time permitted by law for the exercise of such rights shall not begin to run until
the date of publication of the notice of final development approval as required under Section
26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado
Constitution and the Aspen Home Rule Charter.
Exhibits:
Resolution# , Series of 2013
A. Relevant Guidelines
B. Application
Exhibit A
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
• Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth.
• Reserve the use of exotic plants to small areas for accent.
❑ Do not cover grassy areas with gravel, rock or paving materials.
1.15 Minimize the visual impacts of site lighting.
❑ Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on
walks and entries, rather than up into trees and onto facade planes.
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.
4
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.
10.11 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.
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
❑ The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
❑ All exterior light sources should have a low level of luminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
❑ Unshielded, high intensity light sources and those which direct light upward will not be
permitted.
❑ Shield lighting associated with service areas, parking lots and parking structures.
❑ Timers or activity switches may be required to prevent unnecessary sources of light by
controlling the length of time that exterior lights are in use late at night.
❑ Do not wash an entire building facade in light.
❑ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of
buildings.
❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area.
5
RECEPTION#: 602709, 08/22/2013 at
09:37:35 AM,
1 OF 3, R $21.00 Doc Code RESOLUTION
Janice K.Vos Caudill, Pitkin County, CO
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (UPC)
GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY
LOCATED AT 701 N. THIIM STREET,THE SOUTH HALF OF LOT 7 AND ALL OF
LOT 8,BLOCK 100, HALLAM LAKE ADDITION, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION#24, SERIES OF 2013
PARCEL ID: 2735-121-11-005
WHEREAS, the applicant, G. Steve Whipple, 701 North Third Street, LLC, represented by Alan
Richman Planning Services, requested HPC Final Major Development approval for the property
located at 701 N. Third Street, the south half of Lot 7 and all of Lot 8, Block 100, Hallam Lake
Addition, City and Townsite of Aspen; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Final Major Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2
and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve,
disapprove, approve with conditions or continue the application to obtain additional information
necessary to make a decision to approve or deny; and
WHEREAS, Amy Guthrie, in her staff report to HPC dated August 14, 2013, performed an
analysis of the application based on the standards and recommended approval with conditions;
and
WHEREAS, at their regular meeting on August 14, 2013, the Historic Preservation Commission
considered the application, the staff memo and public comments, and found the proposal
consistent with the review standards and granted approval with conditions by a vote of 6 to 0.
NOW,THEREFORE, BE IT RESOLVED:
That HPC hereby grants Final Major Development approval for the property located at 701 N.
Third Street with the following conditions:
1. HPC granted a rear yard setback reduction of 5' through Resolution#9, Series of 2013.
2. All copper (roof, gutters, railing cap) is to be pre-patinaed to match the sample presented
at the HPC meeting.
701 N. Third Street
HPC Resolution#24, Series of 2013
Pagel of 3
3. The glass railing shall be clear glass. A sample of the glass, and the copper railing cap,
must be reviewed and approved by staff and-monitor, prior to submittal for building
permit.
4. The applicant shall not negatively affect the health of the lilacs in the right-of-way along
Pearl Court during construction.
5. The development approvals granted herein shall constitute a site-specific development
plan vested for a period of three (3) years from the date of issuance of a development
order. However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews
necessary to obtain a development order as set forth in this Resolution, the City Clerk
shall cause to be published in a newspaper of general circulation within the jurisdictional
boundaries of the City of Aspen, a notice advising the general public of the approval of a
site specific development plan and creation of a vested property right pursuant to this
Title. Such notice shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 701 N. Third Street, the
south half of Lot 7 and all of Lot 8, Block 100, Hallam Lake Addition, City and
Townsite of Aspen.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
701 N. Third Street
HPC Resolution#24, Series of 2013
Page 2 of 3
APPROVED BY THE COMMISSION at its regular meeting on the 14th day of August,
2013.
• �
Ja Mayt' ', Chair
Approved as to Form:
Debbie Quinn,Assistant City Attorney
ATTEST:
Kathy StAckland, Chief Deputy Clerk
701 N. Third Street
HPC Resolution#24, Series of 2013
Page 3 of 3
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY
LOCATED AT 701 N.THIRD STREET,THE SOUTH HALF OF LOT 7 AND ALL OF
LOT 8,BLOCK 100, HALLAM LAKE ADDITION, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION #41 SERIES OF 2013
PARCEL ID: 2735-121-11-005
WHEREAS, the applicant, G. Steve Whipple, 701 North Third Street, LLC, represented by Alan
Richman Planning Services, requested HPC Final Major Development approval for the property
located at 701 N. Third Street, the south half of Lot 7 and all of Lot 8, Block 100, Hallam Lake
Addition, City and Townsite of Aspen; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Final Major Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2
and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve,
disapprove, approve with conditions or continue the application to obtain additional information
necessary to make a decision to approve or deny; and
WHEREAS, Amy Guthrie, in her staff report to HPC dated August 14, 2013, performed an
analysis of the application based on the standards and recommended approval with conditions;
and
WHEREAS, at their regular meeting on August 14, 2013, the Historic Preservation Commission
considered the application, the staff memo and public comments, and found the proposal
consistent with the review standards and granted approval with conditions by a vote of_to
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Final Major Development approval for the property located at 701 N.
Third Street with the following conditions:
1. HPC granted a rear yard setback reduction of 5' through Resolution#9, Series of 2013.
2. Restudy the roof and gutter material on the new construction, for approval by staff and
monitor, prior to submittal for building permit.
701 N. Third Street
HPC Resolution#_, Series of 2013
Page 1 of 3
3. The development approvals granted herein shall constitute a site-specific development
plan vested for a period of three (3) years from the date of issuance of a development
order. However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not.result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews
necessary to obtain a development order as set forth in this Resolution, the City Clerk
shall cause to be published in a newspaper of general circulation within the jurisdictional
boundaries of the City of Aspen, a notice advising the general public of the approval of a
site specific development plan and creation of a vested property right pursuant to this
Title. Such notice shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the. Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 701 N. Third Street, the
south half of Lot 7 and all of Lot 8, Block 100, Hallam Lake Addition, City and
Townsite of Aspen.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 14th day of August,
2013.
Jay Maytin, Chair
701 N. Third Street
HPC Resolution#� Series of 2013
Page 2 of 3
Approved as to Form:
Debbie Quinn, Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
701 N. Third Street
HPC Resolution#_, Series of 2013.
Page 3 of 3
ALAN RZCHMAN PLANNING SERVICES, INC.
P.O. BOX 3613
ASPEN, COLORADO 81612
970-920-1125
June 18, 2013
Ms. Amy Guthrie
Historic Preservation Officer
City of Aspen
130 South Galena Street
Aspen, CO 81611
RE: FINAL DEVELOPMENT PLANS FOR 701 NORTH THIRD STREET
Dear Amy,
This letter and the accompanying materials are an application for final HPC approval of the
proposed addition to the residence located at 701 North Third Street The legal
description of the subject property is the South Y2 of Lot 7 and all of Lot 8, Block 100,
Hallam Addition Subdivision. The property's Pitkin County Parcel ID # is 273512111005.
It is approximately 5,000 sq.ft. in size and is zoned R-65.
The subject property is owned by 701 North Third Street, LLC. G. Steve Whipple is the
Manager of this LLC ("the applicant"). Proof of the ownership of the property is provided
by Exhibit #1, the warranty deed. A letter from the applicant authorizing Alan Richman
Planning Services, Inc. to submit this application is attached as Exhibit#2.
1 held a pre-application discussion with you prior to the submission of this application. You
then issued a pre-application conference summary which is attached as Exhibit#3. This
document indicates that the proposal is considered to be a major development requiring
conceptual and final review and approval by the Historic Preservation Commission
pursuant to Section 26.415.070 D of the Aspen Land Use Regulations. HPC granted
conceptual approval for a 790 sq. ft. addition to the residence on April 10, 2013, pursuant
to Resolution No 9, Series of 2013 (see Exhibit#4). HPC also granted a variance via this
Resolution to reduce the rear yard setback for the upper level addition from 10'to 5'.
The only condition of the conceptual approval was that the applicant shall submit the Final
Development Plan within one (1) year of the date of approval of the Conceptual
Development Plan. This Final Development Plan submission is being made well less than
one year after the date of conceptual approval.
Ms.Amy Guthrie
June 18, 2013
Page Two
A vicinity map locating this property within the City of Aspen has been provided. The
subject property is located at the comer of North Third Street and Pearl Court,just south of
West Gillespie Street and the Aspen Meadows property. North Third Street is one of the
major north/south corridors in the West End.
The aerial image shows that the surrounding lots are all residential in character. The area
is relatively densely developed, with many of the surrounding houses being located on lots
that are similar in size to the subject property. The image also shows that lots in this
portion of Aspen are oriented in both the traditional north/south direction and also in the
less typical east/west direction. In fact, the subject property is oriented in an east/west
direction, as is the neighboring property immediately to the north (405 W. Gillespie).
The final development plan package also includes a site plan, lighting plan,floor plans and
colored architectural elevations that depict the plans for the addition to the residence.
The site plan shows the footprint of the residence, the location of all fences on the
property, the location of all existing landscaping and other pertinent site features. No
changes have been made to the site plan since the conceptual approval was granted. The
applicant intends to preserve all of the existing landscaping on the site and does not
propose any additional landscaping to supplement the plantings found on the site today.
The floor plans are organized to show the approved conceptual plan on the same page as
the proposed final plan for both levels of the residence. These drawings show that the
floor plan for the main level has not changed from the conceptual approval to the final
plan. The floor plan for the upper level contains just one change from the conceptual
approval to the final plan. This change is to extend the deck off of the study by
approximately 4.25, with the total area of the deck increasing by 36 sq. ft. The drawing
clearly illustrates that the deck remains separated from the historic portion of the residence
by more than 10'. This 10' separation is also depicted quite dearly on the architectural
elevations that have been provided. Those elevations also show that the railing around
the deck will be made of glass, with a metal handrail. So not only will the deck be more
than 10' from the historic portion of the residence, but the deck will also be transparent,
thereby extending the perceived separation between the new and old portions of the
residence.
The elevations also identify the other primary materials planned for the addition. The
siding will be painted tongue and groove vertical siding that compliments the existing
siding on the residence. The roof will be made of standing seam copper. The small
shielded lights planned for the addition are also shown, and a cut sheet for this type of light
is included with this submission. The existing lights on the property will also be retained.
Ms. Amy Guthrie
June 18, 2013
Page Three
The table below shows how the addition will comply with the R-6 zone district standards.
R-6 ZONE DISTRICT COMPLIANCE FOR PROPOSED ADDITION
Dimensional Requirement Code Standard: Proposed Conditions
R-6 Zone District Following the Addition
Minimum lot size 6,000 sq. ft. 5,000 sq. ft.
Minimum lot area per 3,000 sq. ft. per dwelling 1 unit on a 5,000 sq. ft. lot.
dwelling unit unit (historic landmark).
Minimum lot width 60' 50'
Minimum front yard 10' 10.9'
Minimum rear yard Principal buildings = 10' 4.2' (existing main level)
5' (variance granted for
addition to upper level)
Minimum Side Yard 5' for each side yard; total 19.3' + 10.5' for a total of
of 11.67' for the two yards 29.8' for the two yards
Maximum site coverage No requirement (since lot Not applicable
is less than 6,000 sq. ft.)
Maximum height 25' Approximately 20' 6"
(measured to 1/3 point)
Maximum allowable floor 2,960 sq. ft. Approx. 2,960 sq. ft.
area I (addition is 790 sq. ft.)
Minimum required off-street 2 spaces 1 space is in the garage
parking and 1 is in the driveway
There have been no changes made to the proposal since the conceptual approval that
affect the project's compliance with the zone district standards.
Conformance With Historic Preservation Design Guidelines
Final Development Review focuses on the landscape plan, lighting, fenestration and
selection of materials. The applicable review standard for Final Review is a
determination of consistency with the City of Aspen Historic Preservation Design
Guidelines (hereinafter "the Guidelines"). In considering whether the proposed
development is consistent with the Guidelines, the following statement, which appears
in the introduction to the Guidelines, must be taken into consideration:
Ms.Amy Guthrie
June 18, 2013
Page Four
"...not every guideline will apply to each project, and some balancing of
the guidelines must occur on a case-by-case basis. The HPC must
determine that a significant number of relevant guidelines have been
adequately met in order to approve a project proposal."
The Conceptual Development Plan submission demonstrated the proposed. addition's
compliance with Chapter 1 (Streetscape and Lot Features), Chapter 10 (Building
Additions) and Chapter 14 (General Guidelines) of the City's Historic Preservation
Guidelines. Responses to these Guidelines are again presented below, including such
updates as are needed to address relevant issues for Final Development Plan review.
Chapter 1— Streetscape and Lot Features
Fences
1.1 Preserve Original Fences.
1.2 Anew replacement fence should use materials that appear similar to the original.
1.3 A new replacement fence should have a `Transparent"quality allowing views into
the yard from the street
1.4 New fence components should be similar in scale with those seen traditionally.
1.5 A side yard fence which extends between two homes should be set back from
the street facing fagade.
1.6 Replacement or new fencing between side yards and along the alley should be
compatible with the historic content.
Response: The site plan shows the fences around the perimeter of the property. The
applicant has obtained a permit to repair the portions of the fence that are dilapidated.
Retaining Walls
1.7 Preserve original retaining walls.
1.8 Maintain the historic height of a retaining wall.
Response: These guidelines are not applicable to this property as there are no original
retaining walls.
Ms.Amy Guthrie
June 18, 2013
Page Five
Walkways
1.9 Maintain the established progression of public-to-private spaces when
considering a rehabilitation project.
Response: The established progression of public to private spaces will be maintained
with the proposed development. The public sidewalk will continue to connect to the
primary entrance of the residence along Third Street. The private yard along Third
Street, wrapping around onto Pearl Court, will remain an open private yard that is
separated from the public right-of-way by a low wooden fence.
Private Yard
1.10 Preserve historic elements of the yard to provide an appropriate context for
historic structures.
1.1 Preserve and maintain mature landscaping on site, particularly landmark trees
and shrubs.
1.12 Preserve and maintain historically significant planting designs.
1.13 Revisions or additions to the landscape should be consistent with the historic
context of the site.
1.14 Additions to the landscape that could interfere with historic structures area
inappropriate.
Response: Placing the addition within the footprint of the existing structure allows the
applicant to preserve all of the mature landscaping in the yard and in the public right-of-
way-
Site Lighting
1.15 Minimize the visual impacts of site lighting.
Response: The applicant has minimized the visual impacts of the proposed site
lighting. The lighting plan shows where the new lights will be placed on the main level
and upper level. These will be down-lit, shielded fixtures that comply with the City's
exterior lighting standards. A cut sheet showing the proposed fixtures is attached.
Ms.Amy Guthrie
June 18, 2013
Page Six
Streetscape
1.16 Preserve historically significant landscape and design features.
1.17 Maintain historic irrigation ditches as an integral component of the streetscape.
Response: All significant landscape designs and features in the public right-of-way will
be preserved.
Chapter 10-Building Additions
10.1 Preserve an older addition that has achieved historic significance in its own right.
Response: The additions that have been made to this property have not achieved
historic significance but they are important elements of the residence that the applicant
wishes to preserve.
10.2 Amore recent addition that is not historically significant maybe removed.
Response: The applicant intends to remove the stairway along the west side of the
prior addition as well as the features that sit on the roof of the prior addition today.
10.3 Design anew addition such that one's ability to interpret the historic character of
the primary building is maintained.
Response: The new addition has been designed to be separated and set back from
the historic portion of the building by at least 10'. This will preserve the distinct forms of
the miner's cottage and allow its character to be discerned from that of the new addition.
10.4 Design anew addition to be recognized as a product of its own time.
Response: Although the new addition is sympathetic in form to the historic cottage, it is
clearly distinct from the historic character of the cottage in terms of its overall form,
proportions and materials.
10.5 When planning an addition to a building in a historic district, preserve historic
alignments that may exist on the street.
Response: No change to the building's alignment with the street is proposed.
10.6 Design an addition to be compatible in size and scale with the main building.
Ms.Amy Guthrie
June 18, 2013
Page Seven
Response: During the conceptual review the form and scale of the addition were
modified to respond to concerns raised by staff, HPC and neighbors. The size and
scale of the addition being presented for final plan review is identical to the addition
which was approved during the conceptual plan review.
10.7 If it is necessary to design an addition that is taller than a historic building, set it
back substantially from significant facades and use a "connector"to link it to the historic
building.
Response: The addition has been set back from the cottage by a minimum of 10'.
This set back is most clearly shown on the floor plan that illustrates the proposed
addition level, which depicts a 10' radius and 10' linear separation from the cottage.
10.8 Place an addition at the near 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.
Response: Given that the building fronts on Third Street, the addition has been placed
to the rear of the historic cottage and is not visible from the Third Street side of the
property.
10.9 Roof forms should be similar to those of the historic building.
Response: The roof form has been designed to be similar in pitch to that of the
cottage, but also to have a modem appearance that is distinct from the cottage. No
changes to the roof pitch have been made since the conceptual approval was given.
10.10 Design an addition to a historic structure such that it will not destroy or obscure
historically important architectural features.
Response: As noted above, the addition has been placed behind the cottage as
viewed from Third Street. This location, taken together with the 10' separation between
the addition and the cottage, ensure that the cottage's historically significant
architectural features are not obscured or destroyed.
10.11 On a new addition, use exterior materials that are compatible with the historic
materials of the primary building.
Response: The vertical wood siding and the true divided light windows are compatible
with (but not identical to)the materials used on the historic cottage.
Ms.Amy Guthrie
June 18, 2013
Page Eight
10.12 When constructing a rooftop addiition, keep the mass and scale subordinate to
that of a historic building.
Response: The mass and scale of the addition are subordinate to the cottage as
viewed from Third Street.
10.13 Set a rooftop addition back from the front of the building.
Response: As noted above, the addition has been set back from the cottage by at
least 10'to preserve the form and prominence of the cottage as viewed from the street.
10.14 The roof form and slope of a new addition should be in character with the historic
building.
Response: The roof form and slope of the addition are in character with the cottage.
Please see the response to Standard 10.9 regarding the pitch of the roof and gables.
Chapter 14—General Guidelines
Accessibility
14.1 These standards should not prevent or inhibit compliance with accessibility laws.
14.2 Generally, a solution that is independent from the historic building and does not
alter its historic character is encouraged.
Response: Since this is a single family residence, regulations regarding accessibility do
not apply to the proposed addition.
Color
14.3 Keep color schemes simple
14.4 Coordinating the entire building in one color scheme is usually more successful
than working with a variety of palettes.
14.5 Develop a color scheme for the entire building front that coordinates all the fagade
elements.
Response: The drawings depict a the proposed simple color scheme which includes
primarily white siding that will match the colors found throughout the prior and new
addition, along with green highlights that accent the basic color scheme.
Ms.Amy Guthrie
June 18, 2013
Page Nine
Lighting
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
14.7 Minimize the visual impacts of site and architectural lighting.
14.8 Minimize the visual impact of light spill from a building.
Response: The exterior lighting has been kept quite simple and in character with
traditional lighting. The lights which are shown will be small and unobtrusive. They are
also shielded and down-lit so that they comply with the City's exterior lighting standards.
On-Going Maintenance of Historic Properties
14.9 Use the gentlest means possible to clean the surface of materials and features.
14.10 Repair deteriorated primary building materials by patching, piecing-in, consolidating
or otherwise reinforcing the material.
14.11 Plan repainting carefully
14.12 Provide a weather protective finish to wood surfaces.
14.13 Leave natural masonry colors unpainted where feasible
Response: The applicant will follow these guidelines in maintaining the historic cottage.
Mechanical Equipment and Service Areas
14.14 Minimize the visual impacts of service areas as seen from the street
14.15 Minimize the visual impacts of mechanical equipment as seen from the public way.
14.16 Locate standpipes, meters and other service equipment such that they will not
damage historic fagade materials.
Response: The applicant will comply with these guidelines to the extent that they apply
to this small residential addition.
Ms.Amy Guthrie
June 18, 2013
Page Ten
Driveways and Parking
14.17 Design a new driveway in a manner that minimizes its visual impact
14.18 Garages should not dominate the street.
14.19 Use a paving material that will distinguish the driveway from the sheet
14.20 Off-street driveways should be removed, if feasible.
14.21 For existing driveways that cannot be removed, provide tracks to a parking area
rather than paving an entire driveway.
14.22 Driveways leading to parking areas should be located to the side or rear of a
primary structure.
14.23 Parking areas should not be visually obtrusive.
14.24 Large parking areas, especially those for commercial and multi-family uses, should
not be visually obtrusive.
Response: There is a very short paved driveway to the garage that will not be altered by
this project. The existing garage is a narrow single stall space that does not dominate the
street. Its facing will be replaced so that it better conforms to the design of the addition
and appears to be less obtrusive.
Signs
14.25 Locate signs to be subordinate to the building design.
14.26 Sign materials should be similar to those used historically.
14.27 Use signs to relate to other buildings on the sheet and to emphasize architectural
features.
14.28 Pictographic symbols are encouraged on signs.
14.29 Illuminate a sign such that it complements the overall composition of the site.
Response: No signs are planned so this section is not applicable to this small residential
addition.
Ms.Amy Guthrie
June 18, 2013
Page Eleven
Conclusion
The above responses and the attached exhibits and drawings provide the information you
require to process this application and demonstrate that the application complies with the
applicable provisions of the Aspen Land Use Code. Please do not hesitate to contact us if
there is anything else you need.
Sincerely,
ALAN RICHMAN PLANNING SERVICES, INC.
•
Alan Richman, AICP
EXHIBITS
W Kt:W:P 110140:591969, 09/05/2092 at
02:12:49
1 OF 3. R 41.00 DF $252.50 Doc Code
EXHIBIT#1 wD
Janice K.Vos Caudill, Pitkin County, CO '
State Doa=eawy Fee
Warranty Deed Dais:September 04,2012
(Porsnam to 38-30-113 C.R.S.)
THIS DEED,made on September 04,2012 by VIVIAN GEIGER IGUT CK, SOLE TRUSTEE OF THE KREPACK
FAMII..Y TRUST DATED 09/18/1997 Grantodsi.of B+,. r.+...,ft tvf /-T% AZA"000 w ..a Cow-,.f r.ArgOpjqA fa
the coasideraaon of in band paid,
hereby sells and convey$to 701 N.THIRD ST.,I.E.C.A COLORADO L IlIHTED LIABILITY COMPANY G=tee(sj whose street
address is 121 S.GALENA ST. ASPEN,CO 81631, Co=y o fPrnaN,and Stine of COLORADO,the following teal property in
the County of Piddn,and State of Colorado,to wit:
LOT 8 AND THE S1/2 OF LOT 7,BLOCK 1009,HALLAMS ADDITION TO THE CITY AND TOWNSTIE OF ASPEN.
COUNTY OF PMUN,STATE OF COLORADO
also known by street and number atr.701 N TMRD ST ASPEN CO 8#612
with all its appurtenances and wattaots the title to the same,subject to EXCEPT G04ERAL TAM AND ASSESSMDM FOR
THE YEAR 2012 AND SUBSEQUENT YEARS AND SUBJECT TO THOSE ITWdS AS SET FORTH ON E7Q BZT W
ATTACHED HERETO AND INCORPORATED HEREIN
t,2A ��z�k
. .
V1V7AN GEIGM SHAM S ZRUSM OFtM IQtEPACX FAMMY ZRUST DAZED 09/!e/W
State of OCL 1 c n;ev, )
Los ss.
Cotmty of Los A-^q e t P S )
The foregoing Wsm=en was acknowledged before we on this day of Sepoamber 04 2012
by VIVIAN GEIGER KREPACK AS SOLE TRUSTEE OF THE KREPACK FAMILY TRUST DATED 09/1&1999
see G--cl^evf C0i
Notary Public
My cammisston Wires �� � � , a 0/ r
When Recorded Rem ur 701 N.TBIRD ST.,LLC,A COLORADO U&ff=LIABUM C011PANY
121 S.GALENA ST. ASPEN,CO 81611
-• A!C
u44o.74 3 6 y
LlidT*
Form 13082 09nW8 wd o
pen.odt Warranty]feed Opea (Phocograghic) Q82004898 {14878020}
E733aBIT A
Ptoperry Address: 701 N TEII2D ST ASPEN CO 81611
RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACTAND REMOVE ITS ORE
THEREFROM SHOULD 77M SAME BE FOUND TO PENETRATE OR INTERSECT TEE
PR MSES AS RESERVED IN UNITED STATES PATENT RECORDED JUNE 07,18M
IN BOOK SS ATPAGE L
EASEMENT 5.00 FEET IN WIDTH FOR SEWER LINE PURPOSES AS SET FORM IN
INSTRUMENT RECORDED JULY 2,1962 IN BOOK 198 AT PAGE 1SZ
EASEKENTAS GRANTED TO HOLY CROSS ELECTRIC ASSOCIATION,INC.IN
IIYSZRUMENT RECORDED OCTOBER 8,1986IN BOOK 520 AT PAGE 410.
TERMS,CONDITIONS,PROVISIONS AND OBLIGATIONS AS CONTAINED IN
AGREEMENT REGARDING FENCE RECORDED NOVEMBER 17,1986 IN BOOK 522AT
PAGE 906.
I+
Form 13100 08/2008 b2exibltaK"w odt Q620046M {14878021}
;,t
EXHIBIT#2
Ms.Amy Guthrie, Historic Preservation Planner
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: LETTER OF AUTHORIZATION FOR HPC APPLICATION FOR 701 NORTH
THIRD STREET
Dear Amy,
701 North Third Street LLC is the owner of the property located at 701 North Third Street.
As the manager of the LLC, I hereby authorize Alan Richman Planning Services, Inc. to
submit an application for HPC review of an addition to and remodeling of the existing
residence. Mr. Richman is authorized to submit this application on our behalf and to
represent us in meetings with City of Aspen staff and the City's review bodies.
Should you have any need to contact us during the course of your review of this
application please do so by contacting Mr. Richman or you may also contact me directly.
Sincerely,
_ 701 North Third Street LLC
George S. Whipple, Manager
121 South Galena Street
Aspen, CO 81611
970-920-4428
EXHIBIT#3
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Amy Guthrie, 970.429.2758 DATE: 6.10.13
PROJECT: 701 N. Third
OWNER: Steve Whipple
REPRESENTATIVE: Alan Richman
DESCRIPTION: 701 N. Third is a designated landmark located in the R-6 Zone District. The
property contains a Victorian era historic resource. The original front porch has been removed and an
addition wraps across the front, south and rear facades of the miner's cottage.
The property is a 5,000 square foot lot with an allowable FAR of approximately 2,960 square feet
Because the lot is less than 6,000 square feet in size, it is considering a non-conforming lot of record.
The only allowed use is single family home, with an option for an on-site Accessory Dwelling Unit.
The applicant would like to expand and/or reconfigure some of the existing non-historic construction.
HPC Major Development approval is required. Design review will be according to the Historic
Preservation Design Guidelines and the Residential Design Standards. The review is a two-step
process, with a Conceptual application (mass, site plan, etc.) and a Final application (materials,
landscape, lighting.) Conceptual approval was granted on April 10, 2013 through HPC Resolution #9,
Series of 2013. The applicant requests a pre-application summary to complete Final review.
Relevant Land Use Code Section(s):
26.304 Common Development Review Procedures
26.410 Residential Design Standards
26.415.070.13 Major Development(Final)
26.415.110 Benefits
26.575.020 Calculations and Measurements
26.710 R-6 Zone District
Land Use Code:
htty://www.ascenpitkin.com/Departments/Commu nits-Development/Planning-and-Zonin4/Trtle-26-
Land-Use-Code/
HPC Design Guidelines:
htto://www.aspenpitkin-com/Departments/Community-Development/Historic-Preservation/Historic-
Properties/
HPC application:
http:flwww.asr)enr)itkin.com/Portals/0/docs/City/Comdev/Apps%20and%2OFees/2011%2OHistodc%2
0Land%20Use%20Avp%20Form.ydf
Review by: Staff for completeness, HPC for determination of approval
Public Hearing: Yes.
Referral Agencies: None.
Planning Fees: $1,300 for 4 billable hours for Final review(additional or less billable hours
are at $325 per hour).
Referral Agency Fees: None.
Total Deposit: $1,300.00
❑ Proof of ownership with payment.
❑ Signed fee agreement.
❑ Applicant's name, address and telephone number in a letter signed by the applicant which
states the name, address and telephone number of the representative authorized to act on
behalf of the applicant.
❑ Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current certificate from a title insurance company, or attorney licensed to
practice in the State of Colorado, listing the names of all owners of the property, and all
mortgages,judgments, liens, easements, contracts and agreements affecting the parcel, and
demonstrating the owner's right to apply for the Development Application.
❑ Total deposit for review of the application.
❑ 10 Copies of the complete application packet and maps.
❑ An 8 1/2° by 11"vicinity map locating the parcel within the City of Aspen.
❑ Site improvement survey including topography and vegetation showing the current status,
including all easements and vacated rights of way, of the parcel certified by a registered land
surveyor, licensed in the state of Colorado. (This requirement, or any part thereof, may be
waived by the Community Development Department if the project is determined not to warrant
a survey document.)
❑ A written description of the proposal and an explanation in written, graphic, or model form of
how the proposed development complies with the review standards relevant to the
development application. Please include existing conditions as well as proposed. List of
adjacent property owners within 300' for public hearing
❑ Copies of prior approvals.
❑ Applicants are advised that building plans will be required to meet the International Building
Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112.
Please make sure that your application submittal addresses these building-related and
accessibility regulations. You may contact the Building Department at 920-5090 for additional
information.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is
based on current zoning, which is subject to change in the future, and upon factual representations
that may or may not be accurate. The summary does not create a legal or vested right.
EXHIBIT#4 RECEPTION#:598770,04/18/2013 at
09:52:07 AM,
1 OF 2. R $18.00 Doc Code RESOLUTION
Janice K.Vas Caudill,Pitkin County,CO
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION(HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT AND VARIANCE APPROVAL
FOR THE PROPERTY LOCATED AT 701 N.THIRD STREET,THE SOUTH HALF OF
LOT 7 AND ALL OF LOT 8,BLOCK 100,HALLAM LAKE ADDITION,CITY AND
TOWNSITE OF ASPEN,COLORADO
RESOLUTION#9,SERIES OF 2013
PARCEL ID: 2735-121-11-005
WHEREAS, the applicant, G. Steve Whipple, 701 North Third Street, LLC,represented by Alan
Richman Planning Services, requested HPC Conceptual Major Development and Variance
approval for the property located at 701 N. Third Street, the south half of Lot 7 and all of Lot 8,
Block 100,Hallam Lake Addition,City and Townsite of Aspen;and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;"and
WHEREAS,for Conceptual Major Development Review,the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny;and
WHEREAS,the HPC may approve setback variances according to Section 26.415.110.C.I a,
Variances. In granting a variance,the HPC must make a finding that such a variance:
a. Is similar to the pattern,features and character of the historic property or district;
and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property,an adjoining designated historic property or historic
district;and
WHEREAS, Amy Guthrie, in her staff report to HPC dated April 10, 2013, performed an
analysis of the application based on the standards and recommended approval with conditions;
and
WHEREAS, at their regular meeting on April 10, 2013, the Historic Preservation Commission
considered the application, the staff memo and public comments, and found the proposal
consistent with the review standards and granted approval with conditions by a vote of 7 to 0.
701 N.Third Street
HPC Resolution#9,Series of 2013
Pagel of 2
NOW,THEREFORE,BE IT RESOLVED:
That HPC hereby grants Conceptual Major Development and Variance approval for the property
located at 701 N.Third Street with the following conditions:
1. HPC grants a rear yard setback reduction of 5.'
2. A development application for a Final Development Plan shall be submitted within one
(1)year of the date of approval of a Conceptual Development Plan.Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown,grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty(30)days prior to the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 10th day of April,
2013.
Ann Muffins,Chair
App ved as to Form:
Debbie Quinn,Assistant City Attorney
ATTE
thy StrioMand,Chief Deputy Clerk
701 N.Third Street
HPC Resolution#9,Series of 20I3
Page 2 of 2
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Exterior Light Fixture Cut Sheet
701 N 3rd St Aspen, CO. 81611
701 NORTH THIRD ST.
ASPEN, COLORADO
Existing Existing
72" Fence 72" Fence Existing
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18 JUNE 2013
701 NORTH THIRD ST.
°BATH 00 ASPEN, COLORADO
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FINAL HPC REVIEW
18 JUNE 2013
30'-1" 40' la 701 NORTH THIRD ST.
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° 18 JUNE 2013
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18 JUNE 2013
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18 JUNE 2013
EjEX1H11DB117Z AFFIDAVIT OF PUBLIC NOTIC
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CO
ADDRESS OF PROPERTY:
-14.. do t-tv G�,.,. 5 ,�� , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
t,.k ,20\3
STATE OF COLORADO )
ss.
County of Pitkin )
1, KCL Pry (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
✓ Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
on the '=.c1 day of `S 4\,A , 20\, to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
ho\4.% Neighborhood Outreach: Applicant attests that neighborhood outreach,
summarized and attached, was conducted prior to the first public hearing as
required in Section 26.304.035, Neighborhood Outreach. A copy of the
neighborhood outreach summary, including the method of public notification and
a copy of any documentation that was presented to the public is attached hereto.
(continued on next page)
N Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty (30) days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the current
tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that
create more than one lot, new Planned Unit Developments, and new Specially
Planned Areas, are subject to this notice requirement.
�k t Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments.
— A L–
Signature
The foregoing "Affidavit of Notice"was acknowledged before me this J3"Iday
of , 20 , byl.�a.,.
WITNESS MY HAND AND OFFICIAL SEAL
Notary Public My commission expires: �� `l �..a�-7
Notary Public
State of Colorado
Notary ID 20094002055
^'r Commission Expires Feb 11, 2017
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPY OF THEPUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
J
N
PUB
�a e iNed Aug 1
00
Time �
Council Chambers City',._.._
Purpose:
HPC will conduct Final de_sgn review
of,an apphcation submitted by_701
North Third Street LLC owner of this.
property Thevapplicants address is �
rye 701 N Third Streets Aspen CQ
a
81611. The,proie�ct is construction.of_
f
a new addition at the rear of the
existing [IOUSa For further
yti
information;contact the Aspen ...'. ....
_ PIgrilnintg CDlept,at,97t7 t219;2r15181
q.
yi
y i A
j_.
Y
4
�r
}.n
g
�'�„
PUBLIC NOTICE
RE: 701 N. THIRD STREET-FINAL MAJOR DEVELOPMENT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, August 14,
2013, at a regular meeting to begin at 5:00 p.m. before the Aspen Historic Preservation
Commission, in Council Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an
application submitted by G. Steve Whipple, 701 North Third Street, LLC, owner of the property
located at 701 N. Third Street, the south half of Lot 7 and all of Lot 8, Block 100, City and
Townsite of Aspen, PID #2735-121-11-005. The applicant requests Final design review for an
upper floor addition at the back of the existing Victorian house. For further information, contact
Amy Guthrie at the City of Aspen Community Development Department, 130 S. Galena St., Aspen,
CO, (970)429-2758, amy.guthrie@cityofaspen.com.
s/Jay Maytin
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times on July 25, 2013
City of Aspen Account
Easy Peel® Labels i ♦ Bend along line to i n AVERY@ 51600
Use Avery®Template 51600 j feed Paper expose Pop-up Edge TM j V j
335 LAKE AVE LLC 337 LAKE AVE LLC AMERY SALADIN
715 W MAIN ST#101 715 W MAIN ST#101 619 N FOURTH ST
ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611
AML INVESTMENT II LLC ASPEN FAMILY INVESTMENTS LLC BART QUAL PER RES TRST
430 PARKSON RD 8401 VISTA LN 909 POYDRAS ST 20TH FL
HENDERSON, NV 89015 PRESCOTT,AZ 86305 NEW ORLEANS, LA 70112
BELL 26 LLC BERGER BRUCE C 2011 QPRT#1 50% CHATFIELD CROSSINGS INC
PO BOX 1860 BERGER BARBARA 2011 QPRT#1 50% C/O DWORMAN DARRYL
BENTONVILLE,AR 72712 600 E HOPKINS AVE#202 65 W 55TH ST STE 4A
ASPEN, CO 81611 NEW YORK, NY 10019
CRAIG CAROL G CURTIS JAMES L REV TRUST DURAND LOYAL III DR& BERNICE
707 N 3RD ST 300 E HYMAN AVE BLACK
ASPEN, CO 81611 ASPEN, CO 81611 415 PEARL CT
ASPEN, CO 816111256
E A ALTEMUS PARTNERSHIP LLLP EBRAHIMI FRANCESCA EFH HOLDINGS LP
PO BOX 5000 619 N FOURTH ST PO BOX 8770
ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81612
FAUQUET LLC FRAZER WILLIAM R&JANE Z TRST GILLESPIE LLC
1033 SKOKIE BLVD#605 433 W GILLESPIE 191 N WACKER DR#1800
NORTHBROOK, IL 60062 ASPEN, CO 81611 CHICAGO, IL 60606
HUNT ELLEN 12.8066% KOLBE EMILY E LEYDECKER SUZANNE LYNNE
PO BOX 8770 C/O HOOTENANNY LLC 710 N THIRD ST UNIT A
ASPEN, CO 81612 205 S MILL ST#226 ASPEN, CO 81611
ASPEN, CO 81611
LUBAR SHELDON B & MARIANNE S MONTENEGRO GRACE LLC MUSIC ASSOCIATES OF ASPEN INC
700 N WATER ST#1200 444 MADISON AVE 4TH FL 225 MUSIC SCHOOL RD
MILWAUKEE,WI 53202-4206 NEW YORK, NY 10022 ASPEN, CO 81611
MUSTANG HOLDINGS LLC NITZE WILLIAM A NORTH 4TH STREET ASSOC
715 W MAIN ST#201 1537 28TH ST NW PO BOX 7943
ASPEN, CO 81611 WASHINGTON, DC 20007 ASPEN, CO 81612
OAK LODGE LLC 87.1934% ODOM JOHN A JR FAM TRUST 50% PETERSON JAMES D & HENSLEY R
C/O WILLIAM 0 HUNT ODOM LORRIE FURMAN QPRT 50% PO BOX 1714
PO BOX 7951 11490 W 38TH AVE
ASPEN, CO 81612 WHEATRIDGE, CO 80033 ASPEN, CO 81612
ttiquettes faciles a peler i Repliez A la hachure afin de www.avery.com
Utilisez le abarit AVERY®51600 Sens de reveler le rebord Pop-UpTM 1-800-GO-AVERY
9 j chargement l j
Easy Peel®Labels i ♦ Bend along line to i D AVERY® 5160®
Use Avery®Template 51600 j Feed Paper �� expose Pop-up EdgerM j j
PINES DAVID&ARONELLE S TRST RICHARDS ANN K RIVERSIDE AVENUE LLC
PO BOX 576 1537 28TH ST NW 410 LAKE AVE
TESUQUE, NM 87574 WASHINGTON, DC 20007 ASPEN, CO 81611
SALTER JAMES STUNDA STEVEN R UHLFELDER NAOMI
500 NORTH ST 602 N 4TH ST 111 EMERSON ST#1841
ASPEN, CO 81611 ASPEN, CO 81611-1212 DENVER, CO 802183792
VANDERAA GILBERT T III WESNER BLAINE F&ALEXA WOOD DUCK REALTY CORP
C/O HOOTENANNY LLC 900 LIVE OAK CIR 645 FIFTH AVE 8TH FL
205 S MILL ST#226 AUSTIN, TX 78746 NEW YORK, NY 10022
ASPEN, CO 81611
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AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY: I
7 M , ( ZAJ S� , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
STATE OF COLORADO )
ss.
County of Pitkin )
(name, please print)
being or represent' g an Applicant to the C of Aspen, Colorado, hereby personally
certify that 1 have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
V Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen(15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
and was continuously visible from the day of , 20 , to
and including the date and time of the public hearing. A photograph of the posted
notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (3 00) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
COPY of the ovim.ers and governmental agencies so noticed is attached hereto.
(Continued on next page)
Rezoning or text amendment: Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However, the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
S�
Signature
The foregoing "Affidavit of Notice" was acknowledged before me this ZSday
of , 20a, by S>c
WITNESS MY HAND AND OFFICIAL SEAL
PUBLIC NOTICE
RE:701 N.THIRD STREET-FINAL MAJOR
DEVELOPMENT My commission expires:
NOTICE IS HEREBY GIVEN that a public hearing
will be held on Wednesday,August 14,2013,at a
regular meeting to begin at 5:00 p.m.before the
Aspen Historic Preservation Commission,in Coun-
cil Chambers,City Hall,130 S.Galena St.,Aspen.
HPC will consider an application submitted by G. Notary�uLl.c
Steve Whipple,701 North Third Street,LLC,own- 1V ai J Ull
er of the property located at 701 N.Third Street,
the south half of Lot 7 and all of Lot 8,Black 100,
City and Townsite of Aspen, PID
#2735-121-11-005. The applicant requests Final
design review for an upper floor addition at the
back of the existing Victorian house. For further
information,contact Amy Guthrie at the City of As-
pen Community Development Department,130 S.
Galena St.,Aspen,CO,(970)429-2758,amy.guth-
rie@cityofaspen.com.
s/Jay Maytin ATTACHMENTS AS APPLICABLE:
Chair,Aspen Historic Preservation Commission
Publish in The Aspen Times on July 25,2013 BLICATION
9392030 ,F THE POSTED NOTICE (SIGN)
• LIST OF THE OWNERS AND GOVERNMENT AGENGIES NOTIED
BY MAIL
• APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
GRA.[%).)F) JLJFJCTIC)N C0 81.5
CltY of Aspen
J -mm0eve+op�nentDepanm.,j, 29 ,JUL 2013 Prwl 2 T -wo'
130 S.Galena Street ASWn,Cobmdo 81017 FOREVER
FAUQUET LLC
1033 SKOKIE BLVD#605
NORTHBROOK, IL 60062
N N i E 603 0 w U a 8 0 1
m 0-r t�
u 147 A" E TO 0 Wes,..D
a C sleiilge'430 'z�'7-- a 2 s-a c-12