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Home My WebLink AboutLand Use Case.HP.612 W Main St.0007.2013.AHPC THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0007.2013.AHPC PARCEL ID NUMBERS 2735 12 444 006 PROJECTS ADDRESS 612 W MAIN ST PLANNER AMY SIMON CASE DESCRIPTION MINOR HPC REVIEW REPRESENTATIVE VANN ASSOCIATES DATE OF FINAL ACTION 04/22/2013 CLOSED BY ANGELA SCOREY ON: 11/07/13 �.-7 3 S' ► 2 4-4- o o o? - L 013 -A-N C o Permits File Edit Record Navigate Form Reports Format Tab Help �X a> 1 J Vi i• N O'o lump Routing Status Fees Fee Summary D9ain Actions Attachments Routing History Valuation Arch/Eng Custom Fields Sub Permits Parcels Permit t'7pe Jahpc Aspen Historic land Use Permit# 0007.2013.AHPC _ Address 612 W MAIM ST Apt/Sutte city JASPEH State CO Zip 81611 Permit Information Master permit Routing queue aslu0l Applied 02�21.�2013 Project Status pending Approved N Description APPLICATION FOR MINOR HPC DEVELOPMENT REVIEW Issued Closed./Final Closed;r Final Submitted Clock Running Days F70 Expires 02x1612014 Or;ner Last name KARBANK First name NEIL 604 W MAIN ST ASPEN CO 81611 Phone (970j 920-2899 Address Applicant 0 Owner is applicant? Contractor is applicant? Last name KARBANK I First name INEIL 604 W MAIN ST ASPEN CO 81611 Phone (910)920-2899 1 Cust# 29448 Addrasa Lender Last name First name Phone Address AspenGoIH(server) angel 1 0f1 �3Co � P -0' 332S1 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.070 SE CODE CHAPTER 26.306 ASPEN LAN D ADDRESS OF PROPERTY: Aspen, CO STATE OF COLORADO ) SS. County of Pitkin ) (name, please print) 1 G Colorado, hereby personally ' Applicant to the City of Aspen, being or representing an App ments of Section certify that I have complied with the public notice require in the following m3ann o (E) or Section 26.306.010 (E) of the Aspen Land U Code publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the Citoy of nt plan to least copy fourteen the (14)of days after final approval of a site specific deve p p publication is attached hereto. the ublication in the legal notice section of an official Publication of notice: By p Paper or a paper of general circulation in the rendered. A copy of the publication is (15) days after an Interpretation has been attached hereto. ignature The foregoing"Affidavit of NO was acknowledged before e this day of , 20Aa,by ,Ue�i WITNESS MY HAND AND OFFICIAL SEAL PUBLIC NOTICE �� 7 tC DEVELOPMENT APPROVAL M My commission expires: -��(— C Notice i hereby given to the general public of the approv of a site specific development plan,and �� i the cre tion of a vested property nght pursuant to n' p '�o 24,Art a ae Use 68,Coborado Revised Statutesapertame w' )V�- ing to the following legally described locke24. On Notary public West Main Street,Lots O and P, April 17,2013 the Aspen Historic Preservation Commission granted Minor Development Review approval,a 325 square feet FAR Bonus and a rear yard setback variance for the construction of a ga- �� rage and mudroom.For further information contact Selopmen,Dept'1301S.Galena Stt,,AspenilColo- rado(970)429-2778. ATTACHMENTS: s/City of Asoen COPY OF THE PUBLICATION Published in the Aspen Times Weekly on May 2, 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. 612 West LLC managed by Neil Karbank 604 West Main Street Aspen, Colorado 81611. Property Owner's Name, Mailing Address 612 West Main Street Lots O and P Block 24 City and Townsite of Aspen, Colorado. Legal Description and Street Address of Subject Property HPC granted Minor Development a proval, a 325 square feet FAR Bonus and a 2.5 feet setback variance for the construction of a garage and mudroom attached to the existing residence. Written Description of the Site Specific Plan and/or Attachment Describing Plan Approval by the Historic Preservation Commission; a pproval granted on 4/17/13 via HPC Resolution# 12 Series of 2013. Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) May 2 2013 Effective Date of Development Order (Same as date of publication of notice of approval.) May 2 2016 Expiration Date of Development Order ( extension, t with Sectaont26.308.010 of the City of Aspen and revocation may be pursued in accordance Municipal Code.) Issued this 22"d day of April,2013, by the City of Aspen Community Development Director. n_ Chris Bendon, Community Development Director EXHIBITS; AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CO ADDRESS OF PROPERTY: b k'� , Aspen, CO SCHEDULED PUBLIC HEARING DATE: STATE OF COLORADO ) ss. County of Pitkin ) I, pt� kv" �.�� - (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 osted at least fifteen (15) days prior to the public hearing on the % day of a` , 20 k3 , 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. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested,to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. �2j Signatu e The foregoing "Affidavit of Notice" was acknowledged before me this 5 day of ,DYi , 20 j- , by WITNESS MY HAND AND OFFICIAL SEAL CA! ! ,N R(-'i HER DOYLE NOTARY PUBLIC STATE OF COLORADO My commission expires: &epf l2- NOTARY ID 20124057288 MY COMMISSION EXPIRES SEPT.4,2016 Notary Public ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. X24-65.5-103.3 PUBLIC NOTICE RE: 612 W. MAIN STREET-MINOR DEVELOPMENT AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, April 17, 2013, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Council Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an application submitted by 612 West LLC,Neil Karbank, Manager, 604 W. Main Street, Aspen, CO 81611, owner of the property located at 612 W. Main Street, Lots O & P, Block 24, City and Townsite of Aspen, PID #2735- 124-44-006. The applicant proposes to add an attached garage at the back of the home. The proposal includes a request for a 325 square foot floor area bonus and a 2.5' reduction in the rear yard setback. For further information, contact Amy Guthrie at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2758, amy.guthrie@cityofaspen.com. s/Ann Mullins Chair,Aspen Historic Preservation Commission Published in the Aspen Times on March 28, 2013 City of Aspen Account i Easy Peel®Labels i * Bend along line to i AVERY® 51600 Use Avery®Template 5160® R per �� expose Pop-up EdgeTm 501 WEST MAIN LLC 604 WEST LLC 605 W BLEEKER LLC 532 E HOPKINS AVE 604 W MAIN ST 1085 PARK AVE#14 A ASPEN, CO 81611-1818 ASPEN, CO 81611 NEW YORK, NY 10128 ALPINE BANK ADAM KARL W &VANESSA R ALLEN DOUGLAS P ATTN ERIN WIENCEK 706 W MAIN 403 LACET LN PO BOX 10000 ASPEN, CO 81611 ASPEN,CO 81611 GLENWOOD SPRINGS, CO 81602 ASPEN FAMILY HOLDINGS LLC ASPEN FSP ABR LLC ASPEN HISTORICAL SOCIETY 137 WESTVIEW DR 11921 FREEDOM DR#950 620 W BLEEKER ST ASPEN, CO 81611 RESTON,VA 20190 ASPEN,CO 81611 ASPEN SQUARE CONDO ASSOC INC BAILEY RYAN TANNER MCKENZIE TRST BARBER EDGAR F COOPER 50% PO BOX 9678 617 E CO ASPEN, O 81611 BAKER&HOSTETLER LLP ASPEN,CO 81612 303 E 17TH AVE#1100 DENVER,CO 80203 BERR LLC BROOKS NORMAN A&LESLEE S BRYAN SHEILAH 611 W MAIN ST 16311 VENTURA BLVD#690 PO BOX 976 ASPEN, CO 81611 ENCINO, CA 91436 ASPEN, CO 81612 BURKE OLSHAN ASPEN PROP LLC CARTER RICHARD P CHAKERES REAL ESTATE LLC C/O ELK CREEK MGMT PO BOX 2932 3431 E SUNSET RD 255 LITTLE ELK CREEK AVE TELLURIDE,CO 81435 LAS VEGAS, NV 89120 SNOW MASS,CO 81654-9320 CHRISTIANA ASPEN CONDOMINIUM CITY OF ASPEN CHRISTIANA UNIT D101 LLC OWNERS ASSOCIATION INC 795 LAKEVIEW DR ATTN FINANCE DEPT 678 COUNTY RD 127 MIAMI BEACH, FL 33140 130 S GALENA ST ASPEN, CO 81611 GLENWOOD SRPINGS,CO 81601 CLEANER EXPRESS COCHENER CAROLINE A TRUST#5 CORONA VANESSA LOPEZ 435 E MAIN ST 7309 EAST 21ST ST#120 PO BOX 3670 ASPEN, CO 81611 WICHITA, KS 67206 ASPEN,CO 81612 CORTALE ITA COULTER G LYNNIE CUMMINS RICHARD 205 S MILL ST#112 117 N 6TH ST 1280 UTE AVE#10 ASPEN,CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 DART ELIZABETH RODWELL DESTINATION RESORT MGMT INC DILLON RAY IV 633 W MAIN ST PO BOX B2 PO BOX 10543 ASPEN,CO 81611 SNOWMASS VILLAGE, CO 81615 ASPEN,CO 81612 Etiquettes faciles A peler A Repliez a la hachure afin de ; www.avery.com Utilisez le abarit AVERY®5160® i Sens de reveler le rebord Pop-up""� 1-800-GO-AVERY 9 j chargement ) 1 Easy Peel O Labels i ♦ Bend along line to i AVERY® 5160® Use Avery®Template 51600 Feed' r expose Pop-up EdgeTM j DUNSDON S MICHAELE EMERICK SHELLEY W FARR CHARLOTTE BORKENHAGEN DAVID A 2449 5TH ST 306 MCCORMICK AVE 617 W MAIN ST #D BOULDER, CO 80304 CAPITOLA, CA 95010 ASPEN,CO 81611-1619 FAT CITY HOLDINGS LLC FELD ANNE S FERGUS ELIZABETH DAWSON 402 MIDLAND PARK PL 1700 PACIFIC AVE#4100 PO BOX 1515 ASPEN,CO 81611 DALLAS,TX 75201 ASPEN, CO 81612 FINE FREDRIC N&SONDRA FRANCIS MARY VIRGINIA FRIAS PROPERTIES OF ASPEN LLC 412 MARINER DR FRANCIS TIMOTHY PATRICK 730 E DURANT JUPITER, FL 33477 711 W BLEEKER - - - ASPEN,CO 81611 - _ - _ - _ - ASPEN, CO 81611 GANT CONDO ASSC GARMISCH LODGING LLC GOLDMAN DIANNE L 610 S WESTEND ST 110 W MAIN ST PO BOX 518 ASPEN, CO 816112142 ASPEN, CO 81611 FAIRFIELD, CT 06824 GOLDSTEIN MARC 50% H&H PROPERTIES LLLP HAISFIELD MICHAEL DOUGLAS 4545 POST OAK PL#100 807 W MORSE BLVD STE 101 HAISFIELD LISA YERKE HOUSTON,TX 77027 WINTER PARK, FL 32789-3725 616 W HOPKINS ASPEN, CO 81611 HALPERIN ALEXANDRA& BARBARA HAYES MARY E&JAMES L FAM LP LLLP HAYMAN JULES ALAN 52 LARKSPUR DR 209 E BLEEKER ST 9238 POTOMAC SCHOOL DR CARBONDALE, CO 81623 ASPEN,CO 81611 POTOMAC, MD 20854 HY-MOUNTAIN TRANSPORTATION INC IGLEHART SANDRA K JAS CAPITAL LLC 111C AABC 617 W MAIN ST 617 W MAIN ST#E ASPEN,CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 JEMAR PARTNERS LLC JW616 LLC KALLMANN HERBERT 701 W MAIN ST 604 W MAIN ST PO BOX 3965 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 KELSO DOUGLAS P LANG JACQUELINE LENIO TED 627 W MAIN ST 1 B PRINCES ST C/O ANN LENIO ASPEN, CO 81611-1619 COTTESLOE.WESTERM AUSTRALIA 737 W BLOOMFIELD 6011, ROME, NY 13440 LONE EAGLE TRUST LORD KAREN&COURTNEY LUU INVESTMENTS LLC 20 ISLAND AVE#1511 631 W BLEEKER 435 E MAIN ST MIAMI BEACH, FL 33139 ASPEN, CO 81611 ASPEN, CO 81611 ttiquettes faciles a peler A Repliez A la hachure afin de www.avery.com Utilisez le gabarit AVERY®51600 chaegement reveler le rebord Pop-upmc 1-800-GO-AVERY i Easy Peel`s Labels i ♦ Bend along line to o AVERY@ 51600 j Feed' r expose Pop-up Edge"m Use Avery®Template 51600 j MARSHALL ELLEN M&THOMAS M REV MADSEN MARTHA W MAHONY KAITILIN TRUST 608 W HOPKINS AVE APT 9 170 W 74TH ST#809 300 RIVERSIDE AVE ASPEN, CO 81611 NEW YORK, NY 10023 ASPEN,CO 81611 MOLLER DIANE T MOUNTAIN RESCUE ASPEN INC MURPHY JULIANNE RUTH&WILLIAM 1710 MIRA VISTA AVE 630 W MAIN ST REES SANTA BARBARA,CA 93103 ASPEN, CO 81611 9833 SHORELINE LONGMONT,CO 80504 NALEZNY C GERARD&PENNIE M NATIONWIDE THEATRES CORP NECHADEIM REALTY LLC 4251 MORNING GLORY RD 120 N ROBERTSON BLVD PO BOX 4950 FORT COLLINS, CO 80526 LOS ANGELES, CA 90048 ASPEN, CO 81612 NORTH AND SOUTH ASPEN LLC OLSEN MARSHALL G&SUSAN A ONEIL BRIAN&SUZANNE 200 S ASPEN ST 705 W MAIN ST PO BOX 199 ASPEN,CO 81611 ASPEN, CO 81611 TAVERNIER, FL 33070 P& L PROPERTIES LLC PARFET DONALD R&ANNE V PATERSON CHARLES&FONDA 101 S 3RD ST#360 11000 RIDGEWOOD LN 1104 E WATERS AVE GRAND JUNCTION,CO 81501 RICHLAND, MI 49083 ASPEN, CO 81611 REID BETSY M 2007 QPR TRUST PEARSON MARK M&LEES M PERRY EMILY V C/O MURTHA CULLINA LLP 702 W MAIN ST 700 12TH AVE S UNIT 807 PO BOX 704 ASPEN, CO 81611 NASHVILLE,TN 372033372 NEW HAVEN, CT 06503 REID DAVID MAST REID SUZANNAH V K RENO ASPEN PROPERTIES LLC 23 WAVERLY PL#2U PO BOX 10443 7710 E EVENING GLOW DR NEW YORK CITY, NY 10003 ASPEN, CO 81612 SCOTTSDALE,AZ 852661295 REVA LLC RODRIGUEZ JOANN ROJAK JOHN PO BOX 1376 605 W MAIN ST#OOA 25 CIMARRON RD ASPEN, CO 81612 ASPEN, CO 81611 PUTNUM VALLEY, NY 10579 RUFUS CAMI CAMI LLC RUSSO NICK A SACKS CAROL 50% 1280 UTE AVE#7 PO BOX 4743 4545 POST OAK PL#100 ASPEN, CO 81611 ASPEN, CO 81612 HOUSTON,TX 77207 SAND CANYON CORP SANDERS BARBARA SCHALL FAMILY TRUST 8/31/1998 501 W MAIN ST 634 W MAIN ST#8 3841 HAYVENHURST DR ASPEN,CO 81611 ASPEN, CO 81611 ENCINO,CA 91436 Etiquettes faciles a peter ; A Repliez A la hachure afin de ; www.avery.com Utilisez le gabarit AVERY®51600 chaergement reveler le rebord Pop-upAc j 1-800-GO-AVERY 1 Easy Peel®Labels i ♦ Bend along line to o AVERY® 51600 Use AveryO Template 51600 Fee er expose Pop-up Edge T" j SCHRAIBMAN CATHY SCHWARTZ RACHEL KUKES&MARK SMITH ANDREW C&DONNA G PO BOX 4813 375 LAKE PARK DR 3622 SPRINGBROOK ST ASPEN, CO 81612 BIRMINGHAM, MI 48009 DALLAS,TX 75205 TAYLOR JOHN W THROM DOUGLAS H TOMS CONDO LLC 31050 W THOMPSON LN 617 W MAIN ST C/O BRANDT FEIGENBAUM PC HARTLAND,WI 53029 ASPEN, CO 81611 132 MIDLAND AVE#4 BASALT, CO 81621 TUCKER LUCY LEA ULLR CONDO LLC ULLR HOMEOWNERS ASSOCIATION PO BOX 1480 6450 AVENIDA CRESTA 600 E HOPKINS#304 ASPEN, CO 81611 LA JOLLA, CA 92037 ASPEN, CO 81611 UMBA ENTERPRISE LLC WAGNER HOLDINGS CORP LLC WEIEN J ROBERT 605 W MAIN ST#103 C/O BILL POSS 709 W MAIN ST ASPEN, CO 81611 605 E MAIN ST ASPEN,CO 81611 ASPEN, CO 81611 WENDT ROBERT E II WERLIN LAURA B TRUST WEST ALFRED P JR&LORALEE S THE WEST FAMILY OFFICE 350 MT HOLYOKE AVE 2279 PINE ST 2023 WAYNESBOROUGH RD PACIFIC PALISADES,CA 90272 SAN FRANCISCO, CA 94115 PAOLI, PA 19301 WHIPPLE JOHN TAGGART WINGSTONE TOY COMPANY LLC 121 S GALENA ST 12 GREENBRIAR LN ASPEN, CO 81611 PAOLI, PA 19301 kicluettes faciles A peler ; 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TV Air IMIMMMM- "%z Date: m e € Sys r�6. Y lace: y Purpose: ,. 1r,3 i3 r,r3r} :iC9ili f, rz oo , 4 -ofii,r information x e �SS a es AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 1&} _ Li Nei ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: STATE OF COLORADO ) ss. County of Pitkin ) Ue )/0 A k�—N (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: 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. i _ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section i 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 owners and governmental agencies so noticed is attached hereto. i (Continued on next page) I j 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 j 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. Sign e ih The foregoing "Affidavit of Notice" was ac owledged before me this 2-9 day of 2013, by j4e UC-ZYIV '4- WITNESS MY HAND AND OFFICIAL SEAL My commission expires: t _ in Notary Public ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENT AGENGIES NOTICD i BY MAIL • APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 i PUBLIC NOTICE j RE:612 W.MAIN STREET-MINOR DEVELOPMENT AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday,April 17,2013,at a meeting to begin at 5:00 p.m.before the Aspen Historic Preservation Commission,in Council Chambers,City Hall,130 S.Galena St.,Aspen. HPC will consider an application submitted by 612 West LLC,Neil Karbank,Manager,604 W.Main Street,Aspen,CO 81611,owner of the property lo- cated at 612 W.Main Street,Lots O&P,Block 24, City and Townsite of Aspen, PID 112735.124-44-006. The applicant proposes to add an attached garage at the back of the home. The proposal includes a request for a 325 square foot floor area bonus and a 2.5'reduction in the rear yard setback. For further information,contact Amy Guthrie at the City of Aspen Community Develop- ment Department,130 S.Galena St.,Aspen,CO, (970)429-2758,amy.gulhrie0cityofaspen.com. 11 slAnn Mullins Chair,Aspen Historic Preservation Commission Published in the Aspen Times on March 28,2013. [9030382] U.S.POSTAGE JO, 81611 cob), tL-rP6 oilN F0037200105562 0625 APC r SAND CANYON CORP 501 W MAIN ST ASPEN, CO 81611 1111 oats U.S.POS'TAGE 81611 �7 / � j 7y W I J �I�!Q°�flaCl(( 'R2i (eCli ,� Q o GalCr12 Slre� LL C- �E0037200105562 0625 APC YES' V ESTATE LLC CFiAFCERES REAL \ 3431 E SUNSET RD LAS VEGAS, NV 89120 io r I A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING MINOR DEVELOPMENT, A 325 SQUARE FEET FAR BONUS AND A REAR YARD SETBACK VARIANCE OF THE PROPERTY LOCATED AT 612 WEST MAIN STREET, LEGALLY DESCRIBED AS LOTS O AND P, BLOCK 24, CITY AND TOWNSITE OF ASPEN, COLORADO - ION # 12 SERIES OF 2013 RESOLUTION PARCEL ID: 2735-124-44-006 WHEREAS, the applicant, 612 West LLC, managed by Neil Karbank, and represented by Alan Richman Planning Services, submitted an application requesting Minor Development review, a 325 square feet FAR Bonus, and a rear yard setback variance of the property located at 612 West Main Street, legally described as Lots O and P, Block 24, City and Townsite of Aspen, Colorado; and WHEREAS, 612 West Main Street is included in AspenVictorian and listed on the Aspen Inventory of Historic Landmark Sites and Structures, and is listed as a contributing building within the Main Street Historic District; and WHEREAS, 612 West Main Street is located in the Mixed Use zone district; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, at their regular meeting on April 17, 2013 the Historic Preservation Commission opened a duly noticed public hearing, took public comment, considered the application, the staff memo, staff recommendation, and public comments, and found that the application for Minor Development, FAR Bonus and a rear yard setback Variance met the review standards with conditions, the Commercial, Lodging and Historic District Design Objectives and Guidelines, and the "City of Aspen Historic Preservation Design Guidelines," by a vote of four to zero ( 4 - 0). NOW, THEREFORE, BE IT RESOLVED: That HPC grant Minor Development approval, a 325 square feet FAR Bonus and a rear yard setback Variance for the property located at 612 W. Main Street, with the following conditions: 1. A 325 square feet FAR Bonus is granted. 2. A rear yard setback variance of 2'6" for the garage/mudroom is granted as shown in Exhibit A. 3. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 4. 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. 612 West Main Street—Minor Development and Variances HPC Resolution# 12, Series of 2013 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 Ordinance, 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: 612 West Main Street, Lots O and P, Block 24, City and Townsite of Aspen, County of Pitkin, State of Colorado. 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 17th day of April, 2013. Jamie Brewster-McLeod, Vice-Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk Exhibit A: Site plan illustrating setback variance. 612 West Main Street—Minor Development and Variances HPC Resolution# 12, Series of 2013 RELOCATE EXISTING UTILITIES PEDESTAL EXISTING FENCE AC �E : t 12'_a UNP4V, 4 02039•0 , : a NEW t \ � WALK EXISTING SHED t 1 \ INTO ALLEY 0.3'+/ �� 1• 1:11 / ,t ;� O t• _,� ENCROACH _ OPEN CELL 1 \ CONC.GRASS �A ' AVER t PROPOSED � a a a PARKINGt a s EXISTING SPACEt ADDRT ONE �� , HISHEDIC EX CONC. t t Ifim \ WALK t 1 �a a t t > � i 1 v� � �� 4. � EXISTING 1( ' a t: t , CONK t t �g? W t ' t 1 i t t r � - /EXISTING � , � °`,–�._ ,1 DD T O t 1993 A N t i : t t` i t f , •`' r � t � EXISTING HISTORIC ��EXI TING DECK RESIDENCE t��1993 ADDITION t t ' t : t t ; I tt 5'� SID ; r : r -v t t 1. t` EXISTING FENCE r t ' SIDE �` t � t � r EXISTING WALK �— r ---^ a 7 O p \a "\ ti S N T � R a 100.00,o y 0' 8' 16' 32' lommimlill C f�I PROPOSED SITE PLAN J �u GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO U I' UW I L L I S P E M B E R ARCHITECTS 412 NORTH MILL STREET ASPEN,CO 81611 970.920.1727 HPC SUBMITTAL : FEBRUARY 2013 r OVERHEAD TRACK SLIDING DOOR f G ------- -----------•— ----------------- o w EXISTING REMOVABLE METAL GRATES; ' FOUNDATION WALL OVER BASEMENT STAIR in I �- OPEN CELL CONCRETE 18'-0" GRASS PAVER PARKING io SPACE EXISTING HISTORIC RESIDENCE EXISTING 1993 ADDITION 122'-4 1/2" 00 Ilk - ------NEW GARAGE - - - -- o VERTICAL CHANNEL tj ' GLASS WINDOWS BEDROOM BATH/" ATH BEDROOM BATH BEDROOM GARAGE -- NEW OPEN CELL CONC. O I I ..: 101 NEW 'I GRASS PAVERS SKYLIGHT NEW .98'-01. STEEL BOLLARDS ABOVE U":" EL - � . I w STORAGE'_' Q PORCH FAMILY ROOM N w 10 - EL. 100'-0„ — z I A I LIVING DINING n • _ _ .MUpRM.`, , . - •i- A 1DZ - NEW CONCRETE ROOM KITCHEN o WALK DN - - -.- - OFFSET PIVOT - - - - -_ - -_ - - - _ - = io ENTRY DOOR NEW RECESSED ` l ` ' io 4'-6 _= 1T- 101/2"-;h� ,. _ 2'-63/16" 00 LIGHT FIXTURE 1993 ADDITION 1993 ADDTION 'v u CHANNEL , SITTING GLASS WALL ' 101-01, SYSTEM 'EXISTING - } FRONT HISTORIC W EXISTING DECK SHED� J 1993 ADDITION SETBACK —•------------------------------------------ -—-—-—-—-— - o0 5'-0" PROPERTY LINE rr) REAR L------------------ ----------------------------- ...................... Z 0' 4' 8' 16' PROPOSED GARAGE FLOOR PLAN G GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO I W I L L I S P E M 8 E R A R C H I T E C T S 1 412 NORTH MILL STREET I ASPEN,CO 81611 1 970.920.1727 I HPC SUBMITTAL . FEBRUARY 2013 OVERHEAD TRACK SLIDING DOOR r -—-—-—-_r—-.-.-—-—-—-— —-—-—-—-—-—-—•—- o w EXISTING REMOVABLE METAL GRATES; I o �o U) FOUNDATION WALL OVER BASEMENT STAIR ' ----- I 0" OPEN CELL CONCRETE GRASS PAVER PARKING io SPACE EXISTING HISTORIC RESIDENCE EXISTING 1993 ADDITION E224'41&"Ilk NEAGE- ---- o : : VERTICAL CHANNEL BATH BATH GLASS WINDOWS BEDROOM BEDROOM BEDROOM GARAGE NEW OPEN CELL CONC. NEW GRASS PAVERS SKYLIGHT v I, NEW STEEL BOLLARDS ABOVE EL. 98'- 0" I O ,STORAGE'_" PORCH FAMILY - cD ROOM _ N O - N w EL. 100'-01, — z LIVING DINING n lam MUpRM.',' A ' NEWCONCRETE ROOM KITCHEN WALK DN OFFSET PIVOT - ENTRY DOOR NEW RECESSED 4'-6"' IT- 10 1/2"` ! - -2'-6 3/16" "' LIGHT FIXTURE �� 00 Lo 1993 ADDITION 1993 ADDTION CHANNEL , LIC ,' -SITTING GLASS WALL 10'-0" SYSTEM FRONT NG EXISTING DECK w 1993 ADDITION SETBACK�-- --—-—-— —-—-—-.•.•.- —•—-—•—-—-—-—-—-—-—-—-—-° 0 5'-0° PROPERTY LINE REAR L.—-—-—•—-—-—•—-—-— -—-—-—•—-—-—-—-—-—-—-—-—-—-—- —-— •—-—-—-—-—-—-—-—- z 0' 4' 8' 16' h PROPOSED GARAGE FLOOR PLAN IGARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO WILLIS P E M B E R ARCHITECTS I 412 NORTH MILL STREET I ASPEN,CO 81611 I 970.920.1727 HPC SUBMITTAL. : FEBRUARY 2013 I f I EXHIBIT RELOCATE EXISTING /� � UTILITIES PEDESTAL FENCE NG rl —� ss' 4 f v iz• e�� NPgV p2 o CK ! r p 2 NE PROPOSED ��a t WALK EXISTING SHED INTO ALLEY 03'+/- \ OPEN CELL r�—rte \ PAVER AVER PROPOSED � . A� PARKINGf`! t a s t ` —EXISTIN I G GAR SPACE AGE ADDITION v\ ��SHED ! \, -r� e�,�. V� t t � EX.CON v'v WALK ---�— ry i� EXISTING E i i x t A' t WALK : r ry f j"•EXISTING�` z � i e O 1993 ADDITION / r� rJt r : r t r d r r 1 �f3 • i 1 : j r ' 1 } 6• t _ �v EXISTING HISTORIC EXISTING DECK RESIDENCE 1993 ADDITION ! a ti s / ti t r ,< / � 1 •tl e .. r _. t rD e F 1 t 1 } 1 t t ff _ L. t FENCE EXISTING '� ..._....: �... �''� ,�"•'-.. 1 5106 �,.. 119zi EXISTING WALK j• -.- �,r Q I � 1 V...Wt.,.... SET S T Mq/N R 100.00•R 0' 8' 16' 32' PROPOSED SITE PLAN GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WILLIS P E M B E R ARCHITECTS 412 NORTH MILL STREET ASPEN,CO 81611 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner THRU: Amy Guthrie, Historic Preservation Officer RE: 612 W. Main Street - Minor Development, FAR Bonus and a Setback Variance DATE: April 17, 2013 SUMMARY: 612 West Main Street is a 6,000 square feet lot that contains a circa 1888 Victorian miner's cabin and historic shed. It is located within the Main Street Historic District between fifth and sixth streets and is landmark designated. The applicant proposes to construct a one car garage and mudroom attached to a 1993 rear addition and accessed off the alley. In addition to Minor Development review, an FAR bonus of 325 square feet and a rear yard setback variance are requested. PREVIOUS APPROVALS: HPC approved a rear addition that was completed in 1993. In 2008 the applicant received approval to establish 6 transferrable development rights (TDRs) which equals 1,500 square feet of floor area. The TDRs have been created and the floor area severed from the property which results in about 43 square feet of unbuilt floor area. In 2012 a historic shed that previously straddled the east property line between 612 and 604 West Main Streets was relocated entirely onto 612 West Main Street and restored as part of development approvals granted by HPC for 604 West Main Street. After the shed was relocated, the Land Use Code was amended to no longer exempt this type of shed from floor area calculations which results in the property being non-conforming regarding floor area. STAFF RECOMMENDATION: Staff recommends HPC grant Minor Development approval, a rear yard setback variance of 2 feet 6 inches, and a 325 square feet floor area bonus with conditions. APPLICANT: 612 West LLC, manager Neil Karbank represented by Alan Richman Planning Services. PARCEL ID: 2735-124-44-006 ADDRESS: 612 West Main Street, Lots O and P, Block 24, City and Townsite of Aspen, County of Pitkin, State of Colorado. ZONE DISTRICT: Mixed Use Zone District(MU) and Main Street Historic District. 1 612 West Main St. HPC Minor Development/Variances Staff Memo 4/17/2013 MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code-Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Staff Response: Form/Scale/Height: The proposed flat roof garage/mudroom is about 11'6" in height which is significantly lower than gable roofs of both the historic home and historic shed. The size of the garage/mudroom is about 430 square feet with 150 square feet counting toward FAR. The flat roof and rectangular form are simple and are subordinate to the historic resources on the property. The Main Street Historic District typically has gable roof forms however in this case a flat roof is appropriate for the proposed garage: the structure is located on the alley and is not visible from Main Street, the flat roof has a lower profile than the gable roofs onsite and the building is clearly distinguishable from the historic structures on the property. Staff finds that the following guidelines are met: 7.12 A new structure should step down in scale where it abuts a single story historic structure. 7.14 Design a new building to appear similar in scale to those in the district during the mining era. • Generally a new building should be one to two stories in height. Windows/Materials: The proposed materials relate to the adjacent historic shed. Vertical cement board siding with a variety of sizes is similar to the vertical wood siding of the shed. A steel canopy and channel glass introduce modern materials, and the window pattern on the garage door mimics the pattern and repetition of the shed windows facing the alley. Staff finds that the following guidelines are met: 2 612 West Main St. HPC Minor Development/Variances Staff Memo 4/17/2013 7.16 Use building components that are similar in size and shape to those of the Victorian era residences seen traditionally on Main Street. • These include windows, doors and porches. • Overall, details should be modest in character. 7.17 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged. 7.20 Use building materials that are similar to those used historically. • When selecting materials, reflect the simple and modest character of historic materials and their placement. FAR BONUS 26.415.110.F. Floor area bonus. 1. In selected circumstances, the HPC may grant up to five hundred(500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a) The design of the project meets all applicable design guidelines; b) The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c) The work restores the existing portion of the building to its historic appearance; d) The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e) The construction materials are of the highest quality; J) An appropriate transition defines the old and new portions of the building; g) The project retains a historic outbuilding; and/or h) Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. Staff Response: The applicant requests a 325 square feet FAR Bonus for the historic shed, garage and mudroom. The property severed 5 TDRs a few years ago, which reduced the unbuilt floor area to 43 square feet. After the TDRs were severed the historic shed that straddled the property line between 604 and 612 W. Main Street was moved entirely onto 612 as part of approvals to redevelop 604. After the shed was relocated the Land Use Code changed to no 3 612 West Main St. HPC Minor Development/Variances Staff Memo 4/17/2013 o longer provide a floor area exemption for this type of shed which created a non-conformity regarding floor area. The floor area bonus would resolve the non-conformity and permit the construction of the garage/mudroom. Staff finds that all of the review criteria with the exception of criterion `h' are met to grant the FAR Bonus. The design of the garage is consistent with the design guidelines and is subordinate to the historic resources on the property. The applicant restored a historic shed and converted it into useful space. The photograph below shows the shed with interior bracing to prevent collapse prior to its relocation. Staff recommends approval of the request for 325 square feet of floor area. 3 I Photograph 1: Historic shed between 604 and 612 W. Main Street before it was relocated and restored.. SETBACK VARIANCE 26.415.110.0. 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. 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 2' 6" rear yard setback where 5' is required. The proposed location of the garage is consistent with the historic pattern of outbuildings and shed 4 612 West Main St. HPC Minor Development/Variances Staff Memo 4/17/2013 along the alley in the Main Street Historic District. And the proposed garage is setback from the historic shed 2'6"to remain subordinate. The applicant is requesting the minimum setback needed for a one car garage. The location of the historic shed does not allow a side-loaded garage that would meet setback requirements and the needs of the owner. Staff is supportive of the proposed 2'6" rear yard setback variance and recommends approval. 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 Minor Development approval, a 325 square feet FAR Bonus and a rear yard setback variance for the property located at 612 W. Main Street, with the following conditions: 1. A 325 square feet FAR Bonus is granted. 2. A rear yard setback variance of 2'6" for the garage/mudroom is granted as shown in exhibit A. 3. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 4. 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 Ordinance, 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 5 612 West Main St. HPC Minor Development/Variances Staff Memo 4/17/2013 Revised Statutes, pertaining to the following described property: 612 West Main Street, Lots O and P, Block 24, City and Townsite of Aspen, County of Pitkin, State of Colorado. 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. Application 6 612 West Main St. HPC Minor Development/Variances Staff Memo 4/17/2013 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING MINOR DEVELOPMENT, A 325 SQUARE FEET FAR BONUS AND A REAR YARD SETBACK VARIANCE OF THE PROPERTY LOCATED AT 612 WEST MAIN STREET, LEGALLY DESCRIBED AS LOTS O AND P, BLOCK 24, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #_, SERIES OF 2013 PARCEL ID: 2735-124-44-006 WHEREAS, the applicant, 612 West LLC, managed by Neil Karbank, and represented by Alan Richman Planning Services, submitted an application requesting Minor Development review, a 325 square feet FAR Bonus, and a rear yard setback variance of the property located at 612 West Main Street, legally described as Lots O and P, Block 24, City and Townsite of Aspen, Colorado; and WHEREAS, 612 West Main Street is included in AspenVictorian and listed on the Aspen Inventory of Historic Landmark Sites and Structures, and is listed as a contributing building within the Main Street Historic District; and WHEREAS, 612 West Main Street is located in the Mixed Use zone district; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, at their regular meeting on April 17, 2013 the Historic Preservation Commission opened a duly noticed public hearing, took public comment, considered the application, the staff memo, staff recommendation, and public comments, and found that the application for Minor Development, FAR Bonus and a rear yard setback Variance met the review standards with conditions, the Commercial, Lodging and Historic District Design Objectives and Guidelines, and the "City of Aspen Historic Preservation Design Guidelines," by a vote of_to NOW, THEREFORE, BE IT RESOLVED: That HPC grant Minor Development approval, a 325 square feet FAR Bonus and a rear yard setback Variance for the property located at 612 W. Main Street, with the following conditions: 1. A 325 square feet FAR Bonus is granted. 2. A rear yard setback variance of 2'6" for the garage/mudroom is granted as shown in Exhibit A. 3. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 4. 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. 223 E. Hallam Avenue—Minor Development and Demolition HPC Resolution#29, Series of 2012 Page 1 of 2 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 Ordinance, 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: 612 West Main Street, Lots O and P, Block 24, City and Townsite of Aspen, County of Pitkin, State of Colorado. 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 17th day of April, 2013. Ann Mullins, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 223 E. Hallam Avenue—Minor Development and Demolition HPC Resolution#29, Series of 2012 Page 2 of 2 RECEIVE FEB 1 (;' CITY CAE ASPEN COMMUNITY DEVELOPMENT 612 WEST MAIN STREET MINOR HPC REVIEW SUBMITTED BY ALAN RICHMAN PLANNING SERVICES P.O. BOX 3613 ASPEN, COLORADO 81612 920-1125 FEBRUARY, 2013 TABLE OF CONTENTS PAGE I. Application Request . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 II. Existing and Proposed Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 III. Conformance With Historic District Design Guidelines . . . . . . . . . . . . . . . . 5 IV. Conformance With Historic Preservation Design Guidelines . . . . . . . . . . . 9 V. Request for Floor Area Bonus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 VI. Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 EXHIBITS #1. Proof of Ownership of Property #2. Letter Authorizing Submission of Application #3. Pre-Application Conference Summary #4. Architectural Inventory Form #5. HPC Resolution #6, Series of 1991 DRAWINGS Site Survey and Vicinity Map Existing Photographs, Site Plan, Floor Plans and Building Elevations Proposed Site Plan and Floor Plans Proposed Elevations, Block Plans, Building Sections and Perspectives Photos of Proposed Materials Historic Precedents for Proposed Materials and Forms I. Application Request This is an application for minor HPC development approval to construct a garage behind the historic landmark structure that is located at 612 West Main Street. The legal description of the subject property is Lots O and P, Block 24, City and Townsite of Aspen. The property's Parcel ID # 273512444006. The survey states that it is approximately 5,991 sq. ft. in size. The property is zoned Mixed Use (MU). A vicinity map locating this property along Main Street, between Fifth and Sixth Street, is included in the drawings section of this application booklet. This application is being submitted by the owner of the property, 612 West LLC, managed by Mr. Neil Karbank (hereinafter, "the applicant"). Proof of the ownership of the property is provided by Exhibit #1, the General Warranty Deed and Title Insurance Policy. A letter from Mr. Karbank authorizing Alan Richman Planning Services, Inc. to submit this application is attached as Exhibit#2. The staff has issued a pre-application conference summary for this project (see Exhibit#3, Pre-Application Conference Summary). This document indicates that this proposal is considered to be a minor development requiring final review and approval by the Historic Preservation Commission pursuant to Section 26.415.070 C of the Aspen Land Use Regulations. HPC will also consider the applicant's request for a rear yard setback variance and a floor area bonus for the property. This application has been organized to respond to the Commercial, Lodging and Historic District Design Guidelines (addressing both the conceptual and the final design guidelines for the Main Street Historic District) and the Historic Preservation Design Guidelines for building additions. First, however, a description of existing conditions and summary of the prior City development approvals granted to this property is presented to establish the context for this application. Minor HPC Development Review for 612 West Main Street Page 1 II. Existing and Proposed Conditions The subject property is a nearly 6,000 sq. ft. parcel of land located along Main Street, between Fifth Street and Sixth Street. The property is improved with a one story single family residence that is estimated to have been built in 1888 (see Architectural Inventory Form, attached as Exhibit #4). The property was designated by the City as a landmark structure pursuant to Ordinance 16, Series of 1985. An addition to the residence was approved by the HPC pursuant to Resolution No. 6, Series of 1991(see Exhibit #5) and was constructed in 1993. The applicant purchased the property in January of 2007 and it has been his full-time residence for the past several years. Approximately one year after he purchased the property (February, 2008) the applicant submitted a request to the City to establish six (6) historic TDR's and convey them from the property. This request was approved by the City Council pursuant to Ordinance 12, Series of 2008. Subsequently the applicant completed the necessary paperwork and the TDR's were issued. Three of these TDR's have since been conveyed and the remaining TDR's are still to be conveyed and retired. Issuance of the six TDR's to the applicant removed virtually all of the remaining residential development rights for the property. This determination was based on the following floor area analysis: • The existing residence on the property contains 1,697 sq. ft. of floor area. • The allowable floor area for an existing residence on a 6,000 sq. ft. lot in the MU zone district is 3,240 sq. ft. Therefore, the property had 1,543 sq. ft. of unused residential development rights prior to the issuance of the TDR's. • The issuance of six TDR's removed 1,500 sq. ft. of residential floor area from the property, leaving 43 sq. ft. of floor area to be developed. There is one caveat associated with the above calculation. When this calculation was done, in 2008, there was a historic shed that was in dilapidated condition that straddled the property line for 612 West Main and 604 West Main (a property that Mr. Karbank also owns). Development approvals associated with 604 West Main Street authorized the shed to be restored and moved entirely onto the property at 612 West Main Street. That activity was completed in 2012 and the shed is now fully restored and functional (see pictures included in the drawings section). When the applicant approached the staff to discuss his plans for adding a garage to the property, the staff questioned whether there was remaining floor area to accommodate the proposal. The reason this issue was raised was due to a change in the Code that had been adopted after the date that the TDR's were authorized for the property. When the TDR application was processed in 2008 the Code allowed a residential property's garage floor area exemption to apply to a shed, so the applicant believed it would not count as floor area. However, that exemption has since been revised and the shed is no longer Minor HPC Development Review for 612 West Main Street Page 2 eligible to use that exemption. Therefore, staff concluded that with the shed now fully on the property, 612 West Main had become nonconforming as to floor area. This conclusion is due to the fact that with the TDR's now issued, the allowable floor area for the property has been reduced by 1,500 sq. ft., to 1,740 sq. ft., and the house and shed together exceed that amount of floor area. Staff also recognized that depriving the applicant of the ability to request a usable garage for the property would be a hardship. Therefore, staff recommended to the applicant that along with this garage application a request be made for a floor area bonus. The purpose of the floor area bonus would be twofold: 1. The floor area bonus would cover the existing floor area of the restored historic shed, so that it would no longer cause the property to be nonconforming as to floor area. 2. The floor area bonus would allow the applicant to design a functional garage that is greater than 250 sq. ft. but less than 500 sq. ft. in size. The current Land Use Code grants a floor area exemption for the first 250 sq. ft. of garage space and then grants a further exemption of half of the second 250 sq. ft. of garage space. So, for example, if an applicant built a garage of 350 sq. ft., only 50 sq. ft. of that total counts as floor area. The applicant has designed an addition that is comprised of a garage that is 309 sq. ft. in size and a mudroom that is 164 sq. ft. in size. Only 29.5 sq. ft. of the garage counts as floor area (309-250 = 59; 59/2 = 29.5). All 164 sq. ft. of the mud room counts as floor area, but the applicant has 43 sq. ft. of floor area remaining after the TDR's were issued. This means that the applicant needs 121 sq. ft. of floor area (164 — 43 = 121) to cover the remainder of the mud room. Therefore, the applicant requests the following floor area bonus for this property: Historic shed = 175 sq. ft. Garage space = 29 sq. ft. Mud room = 121 sq. ft. Total bonus = 325 sq. ft. The attached survey and the existing and proposed site plan, floor plans, building elevations and perspectives depict the location and design of the existing structures and the proposed garage and mud room addition (hereinafter, "the garage"). The existing site plan and floor plans show that the residence is a three bedroom "L" shaped structure with the historic cottage at the front and the 1993 addition at the rear. The existing residence complies with all of the underlying setbacks of the MU zone district. The historic shed is located in the setback, right at the property line (actually encroaching by approximately 0.3' into the alley). The proposed site plan illustrates that the proposed garage would be attached to the rear of the 1993 addition, towards the northwest corner of the property. The garage would comply with the side yard setback in this area but would protrude into the 5' rear yard setback by approximately 25. This would place it behind the fagade of the historic shed, maintaining the prominence of the historic resource along the alley. This setback variance Minor HPC Development Review for 612 West Main Street Page 3 is necessary in order to achieve the minimum depth to park a car in the garage and have an adequate area to walk around the car within the garage. Section 26.415.110 C.2 of the Land Use Code provides the standards the HPC must use in granting a setback variance. To vary the setback, HPC must find that the variance: A) Is similar to the pattern, features and character of the historic property or district, and or 8) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. The alley elevations and the block plan that have been provided show that the requested variance is entirely consistent with the pattern and features of the surrounding structures in the Main Street Historic District. There are a number of existing small out-buildings located along the edge of the alley, several of which are garage-type structures. Several of these structures actually have a 0' setback from the alley. However, the applicant proposes a 2.5' setback from the alley so the garage will sit back from the newly restored shed, which is one of the structures that is located right along the alley. The garage has also been designed to be visually secondary to the original residence and to the 1993 addition to the residence. Not only will the garage be located behind the existing building, but it will also be significantly lower in profile than either the 1993 addition or the original structure (see proposed building section). The garage will have a clean, modern design with a flat roof and contemporary materials to contrast with the Victorian residence. The design purposefully references (but does not imitate) selected historic features (such as the plank siding on the shed and aspects of the windows in the house) to ensure that the addition will be compatible with the existing structures on the property. Minor HPC Development Review for 612 West Main Street Page 4 III. Conformance With Commercial, Lodging and Historic District Design Guidelines Following are the applicant's responses demonstrating how the proposed garage addition complies with the Main Street Historic District design guidelines. 7.1 Preserve the historic district's street plan. Response: No changes are proposed to the street grid for Main Street or the alley. 7.2 Maintain the traditional character and function of an alley where it exists. Response: The proposed garage is entirely consistent with the character and function of the alley. The alley elevations and the block plan that have been provided show that there are a number of existing small out-buildings located along the edge of the alley, several of which are garage-type structures. 7.3 Parking shall not be positioned between the building and the street. Visual impacts shall be minimized in one or more of the following ways: ♦ Parking shall be placed underground or in a structure wherever possible. ♦ Where surface parking must be provided, it shall be located to the rear or the interior of the property, behind the structure. ♦ Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to soften parking areas. Response: Parking will be provided in the one car garage that is proposed to be attached to the rear of the existing residence. 7.4 Underground parking access shall not have a negative impact on the character of the street. Response: Underground parking access is not proposed for this property. 7.5 Respect historic settlement patterns. Response: The block plan shows that the proposed garage will be entirely consistent with historic settlement patterns in the area. Small secondary structures and attached garages have been located along alleys throughout the Aspen Townsite and can be found along both sides of the alley within Block 24. 7.6 Where a sidewalk exists, maintain its historic material and position. Minor HPC Development Review for 612 West Main Street Page 5 Response: No changes are planned to the materials or position of the sidewalk. The site plan shows that a new walkway is planned to connect the rear door of the house to the alley. This walk will be positioned between the shed and the garage. 7.7 Minimize the use of curb cuts along the street. Response: No new curb cuts are proposed along Main Street. 7.8 Provide a walk to the primary building entry, perpendicular from the public sidewalk. Response: There is already a walk to the primary building entry that is perpendicular to the public sidewalk. No changes are planned to this arrangement. 7.9 Orient a new building in a manner that is similar to the orientation of buildings during the mining era, with-the primaryentrance facing the-street.- - - - - Response: The entry to the historic residences faces the street and will not be changed by this proposal. 7.10 When constructing a new building, locate it to fit within the range of yard dimensions seen in the block historically during the mining era. Response: The garage has been located approximately 2.5' from the edge of the alley. The block plan and alley elevations demonstrate that this location is entirely consistent with that of other alley-oriented structures in this block. In fact, most of the structures are actually located right along the edge of the alley and several encroach into the alley. 7.11 Locate a new secondary structure in a manner that is similar to those seen historically in the district. Response: A new secondary structure is not proposed. But, as noted above, the garage has been located in a manner that is consistent with the other attached garages and with detached structures that are oriented to the alley. 7.12 A new structure should step down in scale where it abuts a single story historic structure. Response: The garage steps down in scale from the historic residence. At just 11.5' to the roof, it will be lower in height than the original cottage (over 21' to the peak of the roof) and the 1993 addition to the cottage (almost 20' to the peak of the roof). The roof of the garage corresponds to approximately the eave elevation of the residence. The garage will also be several feet lower than the recently restored shed that is located next to the garage, which has a peak height of 14.5'. 7.13 A new building or addition should reflect the range and variation in building height of the Main Street Historic District. Minor HPC Development Review for 612 West Main Street Page 6 7.14 Design a new building to appear similar in scale to those traditionally in the district during the mining era. Response: The garage will be similar in scale to several of the small out-buildings or additions to buildings that are found along the alley that runs between Main Street and Bleeker Street. The photo-montage and alley elevation of Block 24 show that the garage will be similar in scale to, and generally lower in height than, many similar structures located in the immediate vicinity of this property. 7.15 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era buildings seen traditionally on Main Street. Response: This is not a "larger structure". Nonetheless, the garage is a smaller module that is similar in size to the out-buildings located along the alley. 7.16 Use building components that are similar in size and shape to those of the Victorian era residences seen traditionally on Main Street. 7.17 The imitation of older historic styles is discouraged. Response: The proposed garage has a clean, simple design that is modern in character and does not imitate older historic styles. Historically, additions to Victorian era residences were generally lower in scale and simpler in terms of massing and roof articulations than the original residence. The garage follows this tradition with its lower height and compatible scale relative to the other structures on the property. The roof will have a flat rather than a pitched form, giving it a less prominent appearance relative to the historic structures. The flat form will contrast with the roof forms of the residence so that the addition will clearly read as an element of the modern era. 7.18 The retail entrance should be at the sidewalk level. Response: This guideline does not apply to the design of the garage. 7.19 Incorporate an airlock entry into the plan for all new structures. Response: The proposed mud room will function in the same way as an airlock entry. 7.20 Use building materials that are similar to those used historically. 7.21 Use roofing materials that are similar in appearance to those seen historically. Response: As shown on the drawing entitled "Historic Precedent and Addition Strategies", the materials and building elements used in the garage purposefully reference (but do not imitate) the historical features of the residence (see the vertical windows) and Minor HPC Development Review for 612 West Main Street Page 7 the restored shed (vertical plank siding). For example, the number of openings on the west side of the garage references the openings along the west side of the house, although in a different vertical proportion than found in the house. 7.22 Landscaping and paving should have the following characteristics: Enhance the street scene; Integrate the development with its setting; and Reflect the quality of the architectural materials. 7.23. Landscaping should create a buffer between the street and the sidewalk. Response: Landscaping is not proposed, nor would it be appropriate along the alley. Instead, a concrete walkway is planned. The applicant also plans to use "grass-crete" paving between the edge of the alley and the garage, which will enhance the alley environment and reflect the quality of the garage. Minor HPC Development Review for 612 West Main Street Page 8 IV. Conformance With Historic Preservation Design Guidelines Following are the applicant's responses to two chapters of the Historic Preservation Design Guidelines — Chapter 10, which addresses building additions, and Chapter 14, the general guidelines, demonstrating how the proposed addition complies with the applicable guidelines. Building Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. 10.2 Amore recent addition that is not historically significant maybe removed. Response: The additions that have been made to this property have not achieved historic significance but they are functional elements of his residence that the applicant does not wish to alter. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. Response: The proposed garage will be located behind the addition to the historic structure. It is attached to the 1993 addition, not to the historic structure, so it will not alter the character of the historic portion of the residence. Furthermore, it is considerably lower in height than the historic structure (almost 10' lower) and the 1993 addition (over 8' lower), allowing it to remain hidden behind those existing features. 10.4 Design a new addition to be recognized as a product of its own time. Response: The proposed garage has a modern design, including the flat roof, the form of the windows and other openings, and the materials from which it will be built. 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street. Response: The garage has the same alignment with the street as the existing residence. 10.6 Design an addition to be compatible in size and scale with the main building. Response: The garage has been designed to be considerably lower in size and scale as compared to the historic residence. It compatible in size and scale with the newly restored historic shed, but is also lower in height than that structure. 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. Minor HPC Development Review for 612 West Main Street Page 9 Response: The garage will not be taller than the historic landmark structure. 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. Response: The proposed garage has been placed at the rear of the property, along the alley. 10.9 Roof forms should be similar to those of the historic building. Response: The roof will have a flat rather than a pitched form, giving it a less prominent appearance relative to the historic structures. The flat form will contrast with the roof forms of the residence so that the addition will clearly read as an element of the modern era. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. Response: The garage will be attached to the 1993 addition so it will not destroy or obscure any architectural features of the historic residence. It will be set back by 2.5' from the edge of the alley so that it does not obscure or reduce the visual prominence of the restored historic shed. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. Response: The exterior materials have been chosen to reference the historic materials of the residence and shed. Please see the drawing entitled "Historical Precedent and Addition Strategies" for a depiction of how this has been accomplished. 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. 10.13 Set a rooftop addition back from the front of the building. Response: A rooftop addition is not proposed. 10.14 The roof form and slope of a new addition should be in character with the historic building. Response: Please see the response to Guideline 10.9 above. Minor HPC Development Review for 612 West Main Street Page 10 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 garage addition to 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 color scheme that has been proposed relates well to the natural weathered appearance of the shed and the painted exterior of the Victorian. 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 proposed garage will use a single recessed lighting fixture that is located in the overhang at the south mud room door. Any light spill through the translucent glass will be on the east side of the building, where it is internal to the applicant's property (612 and 604 are both owned by the applicant). 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. Minor HPC Development Review for 612 West Main Street Page 11 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 and the shed. 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. 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 street 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: The applicant has followed these guidelines in the design of the garage and the walkways/driveway providing access to the garage. Minor HPC Development Review for 612 West Main Street Page 12 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 street 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. Minor HPC Development Review for 612 West Main Street Page 13 V. Request for Floor Area Bonus The applicant is seeking a floor area bonus of 325 sq. ft. Section 26.414.110. F authorizes the HPC to grant a floor area bonus of up to 500 sq. ft. to a project. Therefore, the applicant is requesting considerably less floor area than the maximum bonus that HPC is authorized to award. Before it may grant the bonus, the HPC must assess the merits of the project and determine whether the project demonstrates "exemplary historic preservation practices". Sub-section F.1 lists a series of factors that the HPC should consider in making this determination, while sub-section- F.2 states- that "Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area". This language makes it clear that the applicant is NOT required to demonstrate compliance with all of these elements to be eligible to receive the bonus. The factors that HPC must consider and the applicant's responses to these considerations are as follows: a. The design of the project meets all applicable design guidelines. Response: The applicant has demonstrated compliance with all of the design guidelines in Sections III and IV of this application. b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building. Response: There are two historic resources on this property — the residence and the shed. The garage has clearly been designed to be secondary to the historic residence. It will sit behind the residence and only be attached to the 1993 addition, not to the historic portion of the structure. Moreover, it has been designed to a height of just 11'6", so it is not only considerably lower than the original structures and the 1993 addition (it only reaches up to the eave line of the 1993 addition) but it is even lower that the pitched roof of the shed. Finally, the garage has been set back by 2.5' from the edge of the alley, so it is positioned 2.5' further from the edge of the alley than is the shed, helping to maintain the prominence of the shed as the valued historic resource along the alley. C. The work restores the existing portion of the building to its historic appearance. Response: The applicant does not propose any work to restore the historic residence. The building was restored at the time of the addition in 1993. Those elements of the structure function well to meet the owner's needs. d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings. Minor HPC Development Review for 612 West Main Street Page 14 Response: The design purposefully references (but does not imitate) the historic materials and proportional patterns of the residence and shed. Please see the drawing entitled "Historical Precedent and Addition Strategies" for a depiction of how this has been accomplished. e. The construction materials are of the highest quality. Response: The materials that were used to restore the historic shed and that will be used for the addition are all of the highest quality. The garage will utilize fiber cement board siding that references the wood plank siding on the shed. It will have a steel canopy and use translucent channel glass along the internal side of the building. The garage door will have a metal frame with glass and opaque infill panels. f. An appropriate transition defines the old and new portions of the building. Response: The 1993 addition already provides a transition between the historic structure and this addition. While that earlier addition may or may not be deemed appropriate in today's preservation environment, it was found to be an appropriate addition by HPC in 1991 and was built according to the approvals that were granted. g. The project retains a historic outbuilding. Response: The applicant spent a considerable amount of time and money caring for and restoring the historic shed on the property. The shed was on the verge of collapsing (and in fact had previously been shored up by the applicant to prevent an imminent collapse) when the restoration process was initiated. A new foundation was poured and the shed was fully restored using appropriate siding and roofing materials. It represents an exemplary restoration project that has turned a dilapidated structure into a fully functional out-building. Pictures of the completed restoration project can be found in the drawings section of this application booklet. h. Notable historic site and landscape features are retained. Response: There are no such features present on this site. The applicant would also remind the Commission that the allowable development on this site has been significantly reduced by the issuance of 6 TDR's. The total allowable floor area on this property is just 1,740 sq. ft. The proposed 325 sq. ft. addition would result in a floor area of just 2,065 sq. ft., which is still well below the 3,240 sq. ft. that was originally allowed on this property. The applicant believes that these efforts to reduce the development potential of this property, coupled with the restoration work that was previously accomplished in the house and that were recently accomplished for the shed, make this property worthy of the requested floor area bonus so that a functional garage and mud room can be built. Minor HPC Development Review for 612 West Main Street Page 15 VI. Conclusion We believe the above responses and the attached exhibits and figures 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 and the applicable design guidelines. Please do not hesitate to contact us if there is anything else you need. Minor HPC Development Review for 612 West Main Street Page 16 EXHIBITS CRY OF ASPEN (� �00 3O CITY 7 "^FEW HRH-PAID -Y 1P�RT�.�_ ,,10 D DATE REP NO. ATE REP NO. EXHIBIT #1 2 J� 2�Irky , v/�7 / GENERAL WARRANTY DEED pla THIS GENERAL WARRANTY DEED, effective as of January , 2007, is by and between WILLIAM A. LEVIN,the Grantor, and 612 WEST LLC, a Colorado limited liability company, whose legal address is 604 West Main Street,Aspen, CO 81611,the Grantee. WITNESSETH, that the Grantor for and in consideration of the sum of Ten Dollars ($10.00)and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm, unto the Grantee and Grantee's successors, administrators and assigns forever, all the real property together with improvements, if any, situate, lying and being in the County of Pitkin and State of Colorado described as follows: M LOTS O AND P, o BLOCK 24, tV "' a o CITY AND TOWNSITE OF ASPEN d .. o �- rY) a. Lo a o 0 (� Less the strip of land 0.27 feet wide and 44.6 feet in length along the Western Boundary m of Lot 0, Block 24, City and Townsite of Aspen, Pitkin County,as conveyed by Quit !� Claim Deed recorded July 13, 1995 in Book 787 at Page 56. 3 TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining,and the reversion and reversions,remainder and remainders, rents, issues and profits thereof,and all the estate, right, title, interest, claim and Y demand whatsoever of the Grantor, either in law or equity,of, in and to the above bargained premises, with the hereditaments and appurtenances. a TO HAVE AND TO HOLD the said premises above bargained and described,with the appurtenances, unto the Grantee and Grantee's successors, administrators and assigns forever. And the Grantor, for Grantor and Grantor's heirs, personal representatives and assigns, does covenant, grant, bargain, and agree to and with the Grantee and Grantee's successors, administrators and assigns,that at the time of the ensealing and delivery of these presents, Grantor is well seized of the premises above conveyed, has good, sure,perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey the same in manner and form as aforesaid,and that the same are free and clear from all former and other grants, bargains, sales, liens,taxes, MOW assessments, encumbrances and restrictions of whatever kind or nature soever,except as set forth in Exhibit "A" attached hereto. T r+ The Grantor shall and-will WARRANT AND FOREVER DEFEND-the above-bargained o premises in the quiet and peaceable possession of the Grantee and Grantee's successors, Q administrators and assigns, against all and every person or persons lawfully claiming the whole Q or any part thereof. The singular number shall include the plural, the plural the singular, and the use of any r gender shall be applicable to all genders. n Return to: NEIL KARBANK MANSON & KARBANK 604 W. MAIN ST. ASPEN, CO 81611 S( MULE A-OWNER'S POLICY CASE NUMBER DATE OF POLICY AMOUNT OF INSURANCE POLICY NUMBER PCT210471-3 February 8, 2007 @ 12:43 PM A75-ZO89762 1. NAME OF INSURED: 612 WEST LLC, A COLORADO LIMITED LIABILITY COMPANY 2. THE ESTATE OR INTEREST IN THE LAND HEREIN AND WHICH IS COVERED BY THIS POLICY IS: IN FEE SIMPLE 3. THE ESTATE OR INTEREST REFERRED TO HEREIN IS AT DATE OF POLICY VESTED IN: 612 WEST LLC, A COLORADO LIMITED LIABILITY COMPANY 4. THE LAND REFERRED TO IN THIS POLICY IS SITUATED IN THE COUNTY OF PITKIN, STATE OF COLORADO AND IS DESCRIBED AS FOLLOWS: LOTS 0 AND P, BLOCK 24, CITY AND TOWNSITE OF ASPEN Less the strip of land 0.27 feet wide and 44.6 feet in length along the Western Boundary of Lot 0, Block 24, City and Townsite of Aspen, Pitkin County, as conveyed by Quit Claim Deed recorded July 13, 1995 in Book 787 at Page 56. Countersigned: "t Authorized officer or agent PITKIN COUNTY TITLE,INC. 601 E.HOPKINS AVE. ASPEN,COLORADO 81611 (970)925-1766/(970)-925-6527 FAX THE POLICY NUMBER SHOWN ON THIS SCHEDULE MUST AGREE WITH THE PREPRINTED NUMBER ON THE COVER SHEET. SCHEDULE B-OWNERS CASE NUMBER DATE OF POLICY POLICY NUMBER PCT210471-3 February 8, 2007 @ 12:43 PM A75-ZO89762 THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien,for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Water rights, claims or title to water. 6. Taxes for the year 2007 not yet due or payable. 7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 547 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". 8. Perpetual easement as set forth in deed recorded April 10, 1979 in Book 366 at Page 291. 9. Subdivision Exemption as set forth in instrument recorded March 23, 1979 in Book 365 at Page 289. 10. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Committee recorded August 2, 1991 in Book 653 at Page 71 as Resolution No. No. 6 (Series of 1991). 11. Terms, conditions, provisions and obligations as set forth in Agreement recorded July 13, 1995 as Reception No. 383339. 12. Deed of Trust from : 612 WEST LLC,A COLORADO LIMITED LIABILITY COMPANY To the Public Trustee of the County of PITKIN For the use of : WELLS FARGO BANK, NATIONAL ASSOCIATION Original Amount : $3,450,000.00 Dated : February 8, 2007 Recorded : February 8, 2007 Reception No. : 534265 EXCEPTIONS NUMBERED 1, 2 ,3 AND 4 ARE HEREBY DELETED EXHIBIT#2 REC,CIVED Ctf°Y C3 : Cokkukl ,l? y T Ms. Amy Guthrie, Historic Preservation Officer City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: MINOR HPC DEVELOPMENT REVIEW FOR 612 WEST MAIN STREET Dear Amy, I hereby authorize Alan Richman Planning Services, Inc. to act as my designated representative with respect to the HPC application being submitted to your office for my property located at 612 West Main Street. Alan Richman is authorized to submit an application for minor HPC review to add a garage to this property. He is also authorized to represent me in meetings with City staff and the City's review bodies. Should you have any need to contact me during the course of your review of this application, please do so through Alan Richman Planning Services, whose address and telephone number are included in the development application. Sincerely, i Neil D. Karbank, Manager 612 West LLC 604 West Main Street Aspen, Colorado 81611 920-2899 EXHIBIT#3 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Guthrie, 429.2758 DATE: 1.8.13 PROJECT: 612 W. Main Street, Karbank garage REPRESENTATIVE: Alan Richman, Willis Pember TYPE OF APPLICATION: HPC Minor Development, Floor Area bonus and Setback Variance DESCRIPTION: The property owner would like to construct a one stall garage at the rear of 612 W. Main Street. The property is a 6,000 square foot lot and contains a Victorian era miner's cottage and shed. It is landmark designated and is located within the Main Street Historic District. p , IVDesign review before HPC is needed. HPC will review the project according to the applicable guidelines in the Commercial, Lodging and L01 Historic District Design Guidelines and Objectives/Main Street Historic OF ASPEN District, as well as the City of Aspen Historic Preservation Design N ; ,X "TT DEVELOPMENT Guidelines. The scope of the project is small enough to allow for a Minor, one step review at HPC. This means that the application will need to be developed all the way to material selection, lighting and landscape plan. Because the project will involve a request for a floor area bonus, a worksession must be held with HPC prior to the public hearing, according to the Municipal Code. This will provide an opportunity to discuss site plan options and the possible need for setback variances. Land Use Code (including all code sections cited below): http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-Lan d-Use-Code/ Commercial, Lodging and Historic District Design Guidelines (see Commercial Core.Historic District): http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Current-Pla nninq/ HPC application: http://www.aspenpitkin.com/Portals/O/docs/City/Comdev/Apps%20and%2OFees/form historic land u se app.pdf Land Use Code Section(s) 26.304 Common Development Review Procedures 26.415.070.0 Certificate of Appropriateness, Minor Development 26.415.110 Historic Preservation Benefits Review by: Staff for complete application, HPC for determination Public Hearing: Yes. Planning Fees: $1,300.00 for a 4 hour deposit (additional or less billable hours are at $325 per hour) Total Number of Application Copies: 12 To apply, please submit 1 copy of: • Signed fee agreement with payment. • 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. • List of adjacent property owners within 300' for public hearing And 12 copies of: • 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. • Final drawings of all proposed structures(s) and/or addition(s) included as part of the development at 1/4" = 1.0' scale. • Landscape plan. • An accurate representation of all major building materials to be used in the development, depicted through samples or photographs. • 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. 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. L HIBIT #4 OAHP1403 Official eligibility determination Rev. 9/98 (OAHP use only) COLORADO CULTURAL RESOURCE SURVEY Date Initials Determined Eligible- NR Determined Not Eligible- NR Architectural Inventory Form Determined Eligible- SR Determined Not Eligible- SR (Page 1 of 4) Need Data Contributes to eligible NR District Noncontributing to eligible NR District I. IDENTIFICATION 1 . Resource number: 5PT.1 14.30 2. Temporary resource number: 612.WMA 3. County: Pitkin 4. City: Aspen 5. Historic building name: 6. Current building name: 7. Building address: 612 W Main Street Aspen Colorado 81611 8. Owner name and address: William A Levin Rev Living Trust 1 Penn Plaza Ste 725 NY NY 10119-0799 II. Geographic Information 9. P.M. 6 Township 10 South Range 84 West G of G of G of G of Section 7 10. UTM reference Zone 1 3 , 3 4 _mE 4 3 3 mN 11. USGS quad name: Aspen Quadrangle Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Lot(s): Lots O&P Block: 24 Addition: Year of Addition: 13. Boundary Description and Justification: Site is comprised of Lots O&P Block 24 of the City and Townsite of Aspen. Assessors office Record Number 273512444006 This description was chosen as the most specific and customary description of the site III. Architectural Description 14. Building plan (footprint, shape) Rectangular Plan 15. Dimensions in feet: Length x Width 16. Number of stories: 1 17. Primary external wall material(s) (enter no more than two): Wood, Horizontal siding 18. Roof configuration: (enter no more than one): Gabled Roof 19. Primary external roof material (enter no more than one):Asphalt Shingles Resource Number: 5PT.114.30 Temporary Resource Number: 612.WMA Architectural Inventory Form (Page 2 of 4) 20. Special features (enter all that apply): Decorative shingles, Porch 21. General architectural description: Victorian era miner's cottage with gable end to the street and full width porch. Porch supported by turned posts and decorative corbels Two pairs of double hung windows under porch and decorative front door with transom Elaborate vergeboard trim in gable end Double hung windows along sides of house. Addition at rear and new deck on east side Two bay windows on east side. 22. Architectural style/building type: Late Victorian 23. Landscaping or special setting features: One large cottonwood street tree. One large lilac shrub at entry. Stone steppers to front entry could be original 24. Associated buildings, features, or objects: Shed along alley. IV. Architectural History 25. Date of Construction: Estimate 1888 Actual Source of information: 1991 Inventory form 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: Unknown Source of information: 29. Construction history (include description and dates of major additions, alterations, or demolitions): Exterior was covered for some time with asbestos shingle siding which has been removed and original clapboards restored, at least on front of structure Addition and new deck completed in 1993 Windows replaced. 30. Original location X Moved Date of move(s): V. Historical Associations 31 . Original use(s): Domestic 32. Intermediate use(s): 33. Current use(s): Domestic 34. Site type(s): Office/Residential District 35. Historical background: No information available. 36. Sources of information: Pitkin County Courthouse records; Sanborn and Sons Insurance Maps; 1990 and 1980 City of Aspen Survey of Historic Sites and Structures Resource Number: 5PT.114.30 Temporary Resource Number: 612.WMA Architectural Inventory Form (Page 3 of 4) VI. Significance 37. Local landmark designation: Yes X No Date of designation: Ord. 16, 1985 Designating authority: Aspen City Council 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the broad pattern of our history; B. Associated with the lives of persons significant in our past; X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through C (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture 40. Period of significance: Late 1800's Silver Mining Era 41. Level of significance: National State Local X 42. Statement of significance: This house is representative of the family/home environment of the average citizen in Aspen during the silver mining era. 43. Assessment of historic physical integrity related to significance: In general, the addition does not compromise character, although the deck is a somewhat intrusive feature, and is visible from the street Some loss of original materials. VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: Eligible X Not Eligible Need Data 45. Is there National Register district potential? Yes X No Discuss: Lies within a locally designated historic district. If there is National Register district potential, is this building: Contributing X Noncontributing 46. If the building is in existing National Register district, is it: Contributing Noncontributing VIII. Recording Information 47. Photograph numbers: R12, F9-10 Negatives filed at: Aspen/Pitkin Community Development Dept. 48. Report title: City of Aspen 2000 Update of Survey of Historic Sites and Structures 49. Date(s): 8/2000 50. Recorder(s): Suzannah Reid and Patrick Duffield Resource Number: 5PT.114.30 Temporary Resource Number: 612.WMA Architectural Inventory Form (Page 4 of 4) 51 . Organization: Reid Architects 52. Address: 412 North Mill Street, PO Box 1303 Aspen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 - EXHIBIT# 5 *333136 08/02/91 14019 Rec $20.00 BK 633 PS 71 Silvia Davis, Pitkin Cnty Clerk , Doc $.00 RESOLUTION MO. 6 (Series of 1991) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMXTTEH VESTING THE SITE BPECIFIC FINAL DEVELOPMENT PLAN FOR 612 WEST NAIN STREET WHEREAS, William A. Levine, owner, has submitted Final Development plans to the Aspen Historic Preservation Committee for approval of the site specific development plan at 612 East Main Street, Lots O and P, Block 24, City and Townsite of Aspen, Colorado; and WHEREAS, the Aspen Historic Preservation Committee finds that the Final Development proposal constitutes the site specific development plan for the property, and; WHEREAS, the applicant has requested that the development rights for said property, as defined and approved with conditions by the Aspen Historic Preservation Committee in the site specific development plans, be vested pursuant to Section 6-207 of the Aspen Municipal Code; and WHEREAS, the Aspen Historic Preservation Committee desires to vest development rights in the 612 East Main Street site specific development plans with conditions pursuant to Section 6-207 of the Municipal Code of the City of Aspen for a period of three (3) years from the effective date hereof. NOW, THEREFORE, BE IT RESOLVED BY THE ASPEN HISTORIC PRESERVATION COMMITTEE OF THE CITY OF ASPEN, COLORADO: Section l �`"' The Aspen Historic Preservation Committee of the City of #335136 0B/"v2/91 14: 19 Rec $20. 00 BK 65;'Pe 72 Silvia Davis, Pitkin Cnty Clerk. , Doc $.00 Resolution No. 91---(0- Page 2 Aspen, as a consequence of its approval of the site specific development plan, and pursuant to Section 6-207 of the Municipal Code of the City of Aspen, Colorado, hereby vests development rights in 612 East Main Street, Lots O and P, block 24, City and Townsite of Aspen, Colorado, for a period of three (3) years from the effective date hereof. Any changes to the Final Development plans as approved by the HPC shall be submitted for review and approval (prior to the issuance of a building permit or change order) . Failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested ° property rights. Section 2 The approval granted hereby shall be subject to all rights of referendum and judicial review; except that the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of this resolution following its adoption. Section 3 Zoning that is not part of the site specific development plans approved hereby shall not result in the creation of a vested property right. 2 #335136 08/02/91 14: 19 Rec $20. 00 Bk: 633 PS 73 Silvia Davis, Pitkin Cnty Clerk: , Doc #.00 Resolution No. 91- Page 3 section 4 Nothing in this approval shall exempt the site specific development plan from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances of the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. section s The establishment of a vested property right shall not: preclude the application of ordinances or regulations which are general in nature and are applicable to all property subject to land use regulations by the City of Aspen including, but not: � limited to, building, fire, plumbing, electrical and mechanical codes. In this regard, as a condition of this site specific; development approval, the applicants shall abide by any and al]. such building, fire, plumbing, electrical and mechanical codes, unless an exemption therefrom is granted in writing. motion 6 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. 3 #335136 09/02/91 14: 19 Rec $20.00 BK 653 PG 74 Silvia Davis, Pitkin Cnty Clerk , Doc #.00 Resolution No. 91- Page 4 eeotion 7 Nothing in this resolution shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this resolution, and the same shall be continued and concluded under such prior ordinances. APPROVED by the Aspen Historic Preservation Committee at its regular meeting on July 10, 1991. -� EY Will am J. P,6ss7, 1 irman Aspen Histo is P s rvation Committee ATTEBTs athy S ckland, Assistant City Clerk hpereso.612wm 4 DRAWINGS • EXISTING RESIDENCE BEYOND 0, 4• g 16' • MEMBRANE ROOF OFFSET PIVOT ENTRY • CONTINUOUS A DOOR; CLAD w/VERTICAL PARAPET CAP, CEMENT BOARD SIDING EXTEND OVER • RAINSCREEN VERTICAL CEMENT • TYP.EXTERIOR BOARD SIDING WALL STEEL FIN CANOPY • METAL PANEL GARAGE • DOOR w/GLAZED • FURRING STRIP TRANSOM PANELS STEEL BOLLARDS (2)CD AIR GAP OARD SIDING • VERTICAL CEMENT \ _ B - • co EXPOSED FASTENERS " SPACE BETWEEN l MAIN LEVEL • VERTICAL SIDING I 1. I w 100'-0" PLANKS �p Z — _ GARAGE LEVEL OIL • - 98'-p„ / EX. HISTORIC SHED 5'-9 13/16" 22'- 1 1/4" NEW GARAGE • I RAINSCREEN - - - • CEMENT BOARD SIDING • STEEL CANOPY • • • • • • • GARAGE DOOR • • PROPOSED ELEVATION : NORTH • i GARAGE ADDITION 612 WEST MAIN STREET : ASPEN COLORADO • I. W I L L I S P E M 8 E R A RC H IT E CTS 1 412 NORTH MILL STREET I ASPEN, CO 81611 1 970.920.1727 HPC SUBMITTAL . FEBRUARY 2013 • • EXISITNG 1993 ADDITION NEW GARr�E . EXISTING HISTORIC RESIDENCE pl 4' g' 16' VERTICAL CEMENT • BOARD SIDING • _ CHANNEL GLASS • WALL SYSTEM STEEL FIN CANOPY • MAIN 100V9 • - GARAGE-LE 98K • 1993 TION ADDITION EX. HISTORIC SHED 1993 ADDI HIDDEN FOR CLARITY • • • RAIN SCREEN CEMENT BOARD SIDING I • • • • STEEL CANOPY _ • • • • • • CHANNEL GLASS • i � • PROPOSED ELEVATION EAST i D GARAGE ADDITION 612 WEST MAIN STREET : ASPEN COLORADO • I i WILLIS P E M B E R ARCHITECTS I 412 NORTH MILL STREET I ASPEN,CO 81611 I 970.920. HPC 1727 SUBMITTAL : FEBRUARY 2013 • r EXISTING HISTORIC KESIDENCE 16' . NEW GARAGE EXISTING 1993 ADDITION 0' 4' 8' • METAL PANEL AT DOOR • AND WINDOW HEADS _ STEEL FIN CANOPY SLIDING DOOR EXISTING HISTORIC - ----- SHED BEYOND • VERTICAL CHANNEL GLASS WINDOWS VERTICAL CEMENT - _ _--- "-_-=---- • BOARD SIDING MAIN LEVEL - -1001-01, j GA GE LEVEL _ 98'-0" • • • I RAIN SCREEN CEMENT BOARD SIDING • METAL PANEL WINDOW �- SILL & HEAD • • I 191,P'a�' 'ea, CHANNEL GLASS _ i PROPOSED ELEVATION WEST • GARAGE ADDITION 612 WEST MAIN STREET : ASPEN COLORADO � vop • PEN CO 81611 I 970.920.1727 ' HPC SUBMITTAL : FEBRUARY 2013 • WILLIS PEMBER ARCHITECTS 1 412 NORTH MILL STREET I AS • • ` RAINSCREEN I CEMENT BOARD SIDING III II CHANNEL GLASS , EPP < y I METAL PANEL WINDOW SILL & HEAD rl Frl E I STEEL CANOPY LALL - - - GARAGE DOOR r PROPOSED MATERIALS D GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WILLIS P E M B E R ARCHITECTS 412 NORTH MILL STREET ASPEN, co sisii 970.920.1727 I HPC SUBMITTAL . FEBRUARY 201 �I PERSPECTIVE 1 GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WILLIS P E M 8 E R ARCHITECTS 412 NORTH MILL STREET ASPEN, CO 81611 970.920.1727 HPC SUBMITTAL : FEBRUARY 2013 I ' B 9 PERSPECTIVE 2 GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WILLIS P E M B E R ARCHITECTS 412 NORTH MILL STREET ASPEN, CO 81611 970.920.1727 HPC SUBMITTAL : FEBRUARY 2013 I j 1 D PERSPECTIVE 3 GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO W I L L I S P E M B E R A R C H I T E C T S 412 NORTH MILL STREET ASPEN, CO 81611 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 SIDING CLAD BLIND OPENINGS VARYING WIDTH VERTICAL SIDING SCALE OF NEW GARAGE TO r,ISTORIC RESOURCE •' f bL 1. .+s VERTICAL WINDOWS ON WEST ELEVATION lov . I 1 P e= HISTORICAL PRECEDENT and ADDITION STATEGIES D GARAGE ADDITION : 612 WEST MAIN STREET ASPEN COLORADO WILLIS PEMEER ARCHITECTS 412 NORTH MILL STREET ASPEN, CO 81611 970.920.1727 I HPC SUBMITTAL . FEBRUARY 2013 ti�� r r '�T'��• ,� i, �. ,. ice• `� �{- --V� � '� �t, y - 1 ► - �°' 1 I�' DIY ��' �`Q � � �j �i e".e:St � � .. As ANIL IT W_ y 4w • - en CO 81611 WILLIS PEMBER ARCHITECTS 612 WEST LLC = d,. North 612 West Aspen, CO 81611 Aspen, CO 81611 ph: 970.920.1727 ,r.�.rr1 rrl CONCEPTUAL • • REVIEW PACKAGE I GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WILLIS PEMBER ARCHITECTS 412 NORTH MILL STREET • 81611 970.920.1727 ' 2013 LEGEND AND NOTES O FO WD SUNVEY IWAMIENI A`+DESCRIBED 9 CITY .NUENT POSTED ADDRESS: -612" E3 UTILITY BWx TITLE INFORMATION FURNISHED BY: USE'NOCeP�z 1072F INC. DATor NOVEMBER IS.2006 ��--0 FENCE 0" O SURVEY CONTROL 0 10 20 n SNOW W GROUND AT TIRE OF SURVEY I/1 Q S CONTWR INTERVAL IS ONE FORT GHT LI V.S.SURVEY FOOT USED D ELECTRIC METER ID WATER METER III WS METER A O6' DM DWUS/DIAMETER DLe mlv uxE VICINITY MAP LB ' A ED 20_J8° RECORD 9 PITEDI'.HP JAUIIE�^C195 COLORADO IITV-PANAE'LERNUMBEME-7 FARE E500pEAR THIS PROPERTY LIES ENTIRELY INSIDE OF THE CITY W ASPEN HAD FLOW HAZARD TTT�� ,�• E d RED, 161290 ME,1 AS DEFI MED Br THE Cltt OF ASPEN MASTER ORAINApE PLM.PROJER NUMbER 1963. �= FIGURE ES-I5. 5) SN D ENCROACHES ALLEOTXERIUT'I IL TI ESRME IN THE ALLEY ^°'+•• ••I W,•_ A S ey11.E 0 ALLEY 0.3' /- •,v' 60,p3, SET 2591) JAIE DNIVE "W.O � BNED �•NN. W f a N EV", ,a0.� IM,y. d p SHED ENCROACHES tn� � SHED OWNERSNII UNkNMN R 9EE BOON 757 PM S6 FOR I ENCROAOMENT A F NT ^ o.zrx 41.6' `G HOUSE I ASEI 2619 HOUSE / S o� 0 I cxn,M PEED In NomrPl Nt I,s e w �� 88 BOO,761 PAGE S6 0.7 OVERHANG IASEI 35106 66 W.2' HOUSE / i ENCR i OACNEn CITY MG LWC,NT SOUTHWEST 2 I \gyp? CERTIFICATION THE UNDERSIGNED STATES THAT THE PROPERTY DESCRIBED MEREON WAS BASFD ON TXEEFIELDIEVI MCF A IIOWM tMAT1TNEAE nEEnCjeOCURATE LUM.015,, 16129, DISCREPANCIES OF RECORD BWNDANY LIME Cd1FLICTS,ENCROACHMENTS, 110.°6. BASED)927.25 •Mp EA![[11EENTS DR RIGHT!OF IYAY IM FIELD EVIDENCE OR,NOON TO ME BASED ON CITY OF ASPEN E%CE I1 AS MEREON MANN. RWpMD UTILITIES WITH NO A Vi6RWND as noN. o. ) UUqqEE MPURTEMANCES NIO DOCUENT!OF RECORD HOT SUPPLIED TO NE SURVEYOR Mf EXCEPTED.TN IS SURVEY IS VOID UNLESS EST STAMPED G ' I WITH THE SEAL OF THE SURVEYOR BELOW.ERROR of CLOSURE 5 LESS I DATED: JONX M.HUWORTH I.L.S. 25941 M 7S•OD'/I. .R N)3.6G.11'1Y W4µ 00,p1. G. t 2l0 11 6A515 Of YELLOW CAP, 9184 BEARINGS 7 D16' Po OS CITY MOMMENT SOUTHEAST Due' CORNER BLOCK 24 CITY OF ASPEN WS MONUMENT N0.21 Q WgST MA ° °.NCOD Sr"E r TOPOGRAPHIC/IMPROVEMENT SURVEY OF LOTS 0 AND P, BLOCK 24, CITY OF ASPEN CITY AND TOWN511E OF ASPEN GPS MONUMENT NO.7 LESS THE STRIP OF LMD 0.27 FEET WIDE AND 14.6 FEET IN LENGTH ALONG TIRE WESTERLY BOUNDARY OF LOT 0 BLOCK N,CITY ANp TOWNSITE W ASPEN PI IT COUNTY,YY PAOEe5VEYED BY 81117 CLAIM DEED RECORDED JULY 13, 1995 CONTAINING:5,991 50.FT. •/-OR 0.136 ACRES•/- PREPARED BY ASPEN SURVEY ENGINEERS, INC 210 SOUTH GALENA STREET ASPEN. COLORADO 61611 PHONE/FAX 19701 925-3616 `•Sp91 c�eypp{�N»uW roU nusi CDPIwxIEiWi'I wT I' I" 'YPjN j�°Y'il lxuw ocai'i. T ox GATE JOB iG'�: �114"sln 1P p�:W'i`i; c 9P T W 1/13 2619)N D SITE SURVEY GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO W I L L I S P E M B E R ARCHITECTS 1 412 NORTH MILL STREET ASPEN, CO 81611 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 + t ■ ' - _ oil^v dW I xr Iwo• �i - • I .a off' iR6Ma I 1� rf �?y��7,�1�: 1 I�I��{V d'I ',y, �^ .' - _ / �,, ~'•rti�` i ' I A A • • ' � � • FENCE G AL uNCo B�OCK24 EXISTING SHED �; / -� _-�•`� ENCROACHES / INTO ALLEY 0.3'+/- j EXISTING_ �•� _� i GRAVEL DRIVE =---,7925 �• / ! [HATCH TO ` �`�EXISTING / BASEMENT HISTORIC,, ] STAIR SHED / ] _ RAISED / ENTRY_ PORCH ] ] j EXISTING] ON /- CONC. 4 WALK / {, I: EXISTING i ] f1993 ADDITION / i i j l I ]92s EXISTING HISTORIC EXISTING DECK / fI / RESIDENCE 1993 ADDITION i / l 1926 / l EXISTING PORCH Roo,, s• u / FENCE sro 19?1 EXISTING WALK vvl s 7'& MAIN N 700.00•R O W _ -- - _ 0' 8' 16' 32' EXISTING SITE PLAN GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO WILLIS P E M B E R ARCHITECTS 412 NORTH MILL STREET ASPEN, CO 81611 1 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 .FA' ��at:..r►Q.r �`9 , 3 p III ; ' I • I� I 4_ D II%ZI +l1ON -II"f�y0 Itl'lo%aQ Ln�tp b' — •� WIWI: t19+ got,lot%A � 1 L Lid, M•b3I. O u • I d O sl.Lvin it, a .V I - 0- 43 I . ITMbll:1'e" i t71Ni OI Oop ¢MI6 GIt wr r 1 I' I pbgrmM 11 wVIHA*I'w 4*mw/Tuo 4- 4 L 3 I d �1 lol,►I' I1�-4iks" 4 tl .'11'611— 'IL&d pp 241•litlt 161-v1 f ' t31s.s�t�1� #� IN � UN1�•TIoH I'�-� �-�I.00t� �l.a.N - ' EXISTING FLOOR PLANS D GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO W I L L I S P E M 6 E R A R C H I T E C T S I 412 NORTH MILL STREET I ASPEN,CO 81611 I 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 .N„ _ (- - 1 � rd age L 6------ urwnuwr. anuoununrrnuu.. airnnun•uuouuuu■■.. � �� -- niurrurnuuauuunnnur.. .� •iurnnnuwnuurnnnuuuu. ,• — — -- _ ri,unrrrnnrunnnuouumunn•. = I e I =1- a� I III ■ J .� —_ — — :I INJI A F"\ F"� rl� rll� METAL ROOFING.TYPICAL FLAT SEAMS RICE —-__=_—=_---- KEYLM ==�=��--- -------------- - ---------- -------------- UVED A�I�G PL AN SHED ROOF SHED PLAN A NF� !T.ELEVATION &90 ELEVATION T ELEVATION :H.ELEVATK)N eraLawo WEST iNT ELEv STIFNT ELEV 71 T %INT ELEV V r Poor mr—W-1 o'c' OWL., Tz. =T_,'b wiP-- HIST RIC SHE GRAVEL DRIVE I � M Np- WE VAN. ETE_WA[K__ CABIN PORI STAIRS P.M.N.- L M "TEM A A- *w0c N J HOUSE _7 DECK 10N��PTION�2 STE PLAN WA(!�� BUILDING SECTION EXISTING SHED GARAGE ADDITION : 612 WEST MAIN STREET ASPEN COLORADO W I L L I S P E M B E R A R C H I T E C T S 412 NORTH MILL STREET ASPEN, CO 81611 1 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 NEST B�EEKFR STREET �2 a a co I � 1 -fit c° a � z a 2 4CCEYB�CCK24 i } '°0 °uc"ex0.mex1°'oe a w�cx 1 i i 612 W. MAIN ST. ---- ` go � D BLOCK PLAN w/ ADDITION GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO W I L L I S P E M B E R A R C H I T E C T S 412 NORTH MILL STREET ( ASPEN, CO 81611 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 i ul • .� AX0, rt l 0 ;'r , r �? W_gl lot — A. , Z " it �• _d r AF4 fi - •' V •., C r �► . tom: EXISTIN FENCE G 7A� o CK 24 R•c 3 g NEW PROPOSED EXISTING SHED % WALK ENCROACHES INTO ALLEY 0.3'+/- / EX.CONC. PROPOSED tit ''—EXISTING- / WALK HISTORI C- ADDITION AD SHED. �• % / r_`7 % / f �EXISTING / i I CONC. 191b, % WALK EXISTING 1993 ADDITION % % %9?s EXISTING HISTORIC EXISTING DECK / RESIDENCE 1993 ADDITION SIDE ;g76 / l EXISTING FENCE SID, EXISTING-� :�•„ rc/ WALK STRFMT�N 100.00'R.O.W ~~-- 0 8' 16' 32' D PROPOSED SITE PLAN GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO W I L L I S P E M B E R A R C H I T E C T S 412 NORTH MILL STREET ASPEN,CO 81611 970.920.1727 I HPC SUBMITTAL FEBRUARY 2013 EXISTING HISTORIC RESIDENCE EXISTING 1993 ADDITION ,EXISTING STAIR', UP II LINE OF NEW EXISTING 'EXISTING. GARAGE CRAWL SPACE .. BASEMENT " FOUNDATION ABOVE ' EL.91' Al EXISTING HISTORIC SHED ABOVE I I Z 0' 4' 8' 16' GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO W I L L I S P E M 6 E R A R C H I T E CTS 1 412 NORTH MILL STREET I ASPEN,CO 81611 1 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 OVERHEAD TRACK SLIDING DOOR r •—•------+'�-------------- • EXISTING REMOVABLE METAL I FOUNDATION WALL . GRATES;OVER- U) BASEMENT STAIR ir-—`-—.—• —-—-—-—-—-—- .ter—-—•—-—-—.—- ' EXISTING HISTORIC RESIDENCE EXISTING 1993 ADDITION 22'-4 1/2' I ( NEW GARAGE ° I VERTICAL CHANNEL _ GLASS WINDOWS BEDROOM BATH BEDROOM BATH BEDROOM GARAGE; I I 0 ,m -- ' T01 "' ' •-.- CONCRETE GRAS NEW PAVERS I ( cl SKYLIGHT I• NEW STEEL BOLLARDS ABOVE U•- - - -EL. 98'-on ' uj STORAGE•' � Q FAMILY PO RCH ROOM N w o JN _ EL. 1 00'-0"�►A I LIVING DINING NEW CONCRETE ROOM KITCHEN �� WALK OFFSET PIVOT - - _/- - - - - - -_ - - _ - - ENTRY DOOR co NEW RECESSED I� 4'-6 = : 17'- 10 1/2" 2'-6 3/16" co I I LIGHT FIXTURE I 1993 ADDITION 1993 ADDTION CHANNEL • ' SITTING GLASS WALL ( / I ( SYSTEM', ;- -- `EXISTING - -. •. / } FRONT -HISTORIC J I I EXISTING DECK SHED 1993 ADDITION SETBACK •— NT ----•----------------------------------------• - I o 0 5'-0„ ' PROPERTY LINE in U) REAR L-—-—•—-—-—-—-—-—-- ------------------------------------------------------- - z 0' 4' 8' 16' D PROPOSED GARAGE FLOOR PLAN GARAGE ADDITION : 612 WEST MAIN STREET ASPEN COLORADO W I L L I S P E M B E R A R C H I T E C T S 1 412 NORTH MILL STREET 1 ASPEN, CO 81611 1 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 OEM- o REAR • — EXISTING HISTORIC RESIDENCE EXISTING 1993 ADDITION NEW GARAGE ' I I I STEEL FIN I CANOPY f i SKYLIGHT I NEW I � EXISTING ASPHALT MEMBRAN� I SHINGLE ROOF ROOF A -. A Lu • a BAY WINDOWS -- i BELOW; 1993 I ADDITION 10'-0" FRONT -- - -- ' -- I I I EXISTING STANDING I ( I SEAM METAL ROOF ' I I SETBACK---- ------.� Io o EX. HISTORIC SHED PROPERTY LINE _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ z 0' 4' 8' 16' 1 D PROPOSED ROOF PLAN GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO W I L L I S P E M B E R ARCHITECTS 1 412 NORTH MILL STREET I ASPEN, CO 81611 1 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 22'-4 1/2" 1993 ADDITION EXISTING HISTORIC RESIDENCE EXISTING NEW GARAGE HISTORIC SHED BEYOND N i M ALLEY 0 MAIN LEVEL �0 100'-0" _ _ _IE I GARAGE LEVEL _ _ _EXISTING• - 98' 'STAIR,, - - -_ I L _ EXISTING. BASEMENT OWER LEVE 91 -0 I- - I- II- I - I -III- - I - II - -II - -III-I 0' 4' 8' 16' D PROPOSED SECTION - A GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WILLIS P E M B E R ARCHITECTS 1 412 NORTH MILL STREET I ASPEN,CO 81611 1 970.920.1727 HPC SUBMITTAL : FEBRUARY 2013 onol' 2c 3 • PC-- tE �, � ATTACHMENT 2 - Historic Preservation Land Use Application -- CITY OF EVELQ DEVELOPMENT PROJECT: n COMMUNITY Name: (p k 2 We6 v,,,,..,,,- S"k-uz- A ` c,j Location: & l2- vm, (-` AA— q ) 6 I LAS �)'� @ Q-nu (,Y— 2 (Indicate street address, lot&block number or metes and bounds description of property) Parcel ID It (REQUIRED) �`�o63 APPLICANT: Name: \� w✓�� (.� L ALA Address: W" Phone#: `� a° q `i Fax#: E-mail: 1\ Al 6 A-P I REPRESENTATIVE,: Name: W,p— Address: C'Z_ Sri ' Z Phone#: ' Zo l tZ S Fax#: E-mail: �c� l So I2•c. 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) Historic Landmark Lot Split F1 -Major Historic Development ❑ ❑ -Conceptual Historic Development ❑ -Final Historic Development -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc. -�� A-U-6� PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Aspen Historic Preservation Land Use Application Requirements,Updated:May 29,2007 C)oo"I- 2,0( 3. �ct+0 DEVELOP COMMUNITY MENT DEPARTMENT Agreement to Pay Application Fees `_' -< T M 40 cc, Anagreement between the City of Aspen ("City")and .�., M Property 612 West LLC, Neil Karbank, Manager Phone No.:920_2899 neilkarb@comcast.n '.,°,,++®��' Owner("I"): Email: r- _o Address of 612 West Main Street, Aspen Billing Neil Karbank m w Property: Address- ' 604 West Main Street (subject of (send bills here) Aspen, CO 81611 application) I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat 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. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded 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. $ 0 deposit for 0 hours of Engineering Department staff time.Additional time above the deposit amount will be billed at$265 per hour. City of Aspen: Property Owner: Chris Bendon 612 West LLC Community Development Director Name: Title: Neil Karbank, Manager City use: 1300 Fees Due:$ Received:$ 201 3) City of Aspen 1130 • 1 920-5090 Alan Richman Planning Services Me o To: Aspen Historic Preservation Commission From:Alan Richman and Neil Karbank Date: February 25, 2013 Re: Work Session for 612 West Main Street The purpose of this memo is to provide HPC with some background information in anticipation of the work session scheduled for March 13 to discuss a proposed garage addition to 612 West Main Street. The owner of the property is 612 West LLC, which is managed by Neil Karbank. The subject property is approximately 6,000 sq. ft. in size. It is improved with a residence that was designated as an historic landmark in 1985. An addition to the landmark was approved by HPC in 1991 and was built in 1993. That structure contains approximately 1,697 sq. ft. of floor area. The property's allowed floor area is 3,240 sq. ft. However, in 2008 the applicant created 6 TDR's from the property, reducing the allowable floor area by 1,500 sq. ft. Therefore, the allowable floor area has been reduced to 1,740 sq. ft., leaving just 43 sq. ft. as un-built at this time. In 2012 a 175 sq. ft. shed that straddled the lot line between 612 West Main and 604 West Main (a property owned by an LLC that Mr. Karbank also manages) was restored and moved onto the property at 612 West Main Street. When that move took place neither the applicant nor the staff questioned whether there was floor area remaining on the site to permit the move. This is because when the original development approval was granted to move the shed, the Code allowed the applicant to use the garage floor area exemption for storage buildings, such as a shed. That exemption has since been revised and is no longer applicable to the shed. So when the building was restored and moved it caused the site to exceed its allowable floor area. • Page 1 The applicant would now like to build a garage addition to the rear of the property. The applicant has designed a relatively small one car garage that contains 309 sq. ft., along with a mud room that contains an additional 164 sq. ft. The garage and mud room would be attached to the rear of the 1993 addition and would be subordinate to both the 1993 addition and the original cottage. However, in order to build this structure the applicant needs a floor area bonus, since there is just 43 sq. ft. of floor area remaining on the site. Given the availability of the garage floor area exemption for this property, the applicant would be asking HPC for an approximate 325 sq. ft. floor area bonus to build the garage and mud room and to account for the 175 sq. ft. of floor area of the shed. Attached to this memo are six drawings to help orient the HPC to this proposed development. The first sheet shows pictures of the cottage in 1975, before it was restored and added onto, and today. This sheet also includes the Sanborn map, which shows the significant number of out- buildings that were present along the alley in Block 24. The second sheet provides photos taken along the alley. The photos on the left side of the sheet focus on the historic shed and document how carefully it has been restored. Before this work the shed had nearly collapsed and required structural support just to remain standing. The photos on the right focus on the open area behind the addition, which is where the garage would be built. The third sheet provides an existing conditions site plan. It shows that the historic shed was located right along the edge of the alley. It also shows the footprint of the original cottage and the 1993 addition. Finally, it documents that there are a number of out-buildings already located along the edge of the alley in this block. The setbacks that apply to this property are also shown on this drawing. The next sheet shows the proposed site plan. It shows that the applicant proposes to place the garage along the alley, attached to the rear of the 1993 addition. In order to create the depth needed to park a can in the garage and to retain the stairs that go into the basement, the garage must be attached to the addition. There is not enough room to detach it. However, a 2.5' setback from the alley has been achieved, which ensures that the historic shed will be the more prominent structure along the alley. Therefore, the applicant would be asking HPC to grant a 2.5' setback variance for the garage. •Page 2 The final two sheets provide some images of how the proposed garage would fit in along the alley. They show the small scale of the existing out-buildings along the alley and how well the proposed garage fits within this scale. The images also depict how the garage will be subordinate to both the 1993 addition and the original cottage. This is particularly evident on the image on the final sheet labeled "Vertical Windows on West Elevation" which shows that the garage (which would be just 11.5' in height) would only rise to the eave line of the 1993 addition and would be well below (10' below) the peak of the roof of the original cottage. The garage would even be 3' below the peak height of the shed. Finally, the images on the final sheet show the materials proposed for the garage and how the addition has been designed to reference (but not imitate) selected historic features on the house and shed (such as the plank siding from the shed and the windows on the house). A flat roof form was chosen so that the garage would be visually less prominent than the historic resources on the property. We look forward to discussing this project with you at your meeting on March 13 and to answering any questions you may have at that time. • Page 3 /J- S / 'Z9 II i� _� Lo % Y I z it o / X X MAIN STREET PHOTOGRAPH 1975 24 Siam ,N � ,z S \ l- / x O \ AH9n'O//OSE � C.vers II 634 63Z 630 628 2 / 6/6 / /" ��g a0 GU4 O 6vD s' MAIN STREET PHOTOGRAPH 2013 SANBORN MAP : LOTS O & P BLOCK 24 ASPEN, COLORADO 612 W. MAIN STREET HISTORICAL INFORMATION D GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO W I L L I S P E M B E R ARCHITECTS 1 412 NORTH MILL STREET ASPEN.CO 81611 970-920.1727 HPC SUBMITTAL : FEBRUARY 2013 - 1 v.. AL f EXISTING HISTORIC SHED EXISITING RESIDENCE 1993 ADDITION EXISTING PHOTOGRAPHS D GARAGE ADDITION : 612 WEST MAIN STREET ASPEN COLORADO WILLIS P E M 0 E R ARCHITECTS 1 412 NORTH MILL STREET I ASPEN,CO 81611 1 970.920.1727 HPC SUBMITTAL : FEBRUARY 2013 EXISTING FENCE ALOE UNPA ft B/�R.CK 24 O.ry EXISTING SHED / _ ENCROACHES 3' ' % !�•„`•� �'�_` INTO ALLEY 0. +/_ EXISTING_' �.� GRAVEL DRIVE �---_7925 / HATCH TO -'—EXISTING !_ BASEMENT -HISTORIC- STAIR SHED • % �r ! % RAISED ENTRY PORCH / f EXISTING% / ON CONC. % ! i WALK / `EXISTING .�, 1993 ADDITION % i ! ,92s. EXISTING HISTORIC EXISTING DECK / RESIDENCE 1993 ADDITION ! 7926 EXISTING / FENCE f �•� _ PORCH RO" 5-n• / — / SIDE EXISTING WALK �oo.oREET Ro.H, p' 8' 16' 32' EXISTING SITE PLAN D GARAGE ADDITION 612 WEST MAIN STREET ASPEN COLORADO WILLIS PEM8ER ARCHITECTS 1 412 NORTH MILL STREET I ASPEN.CO 81611 1 970.920.1727 HPC SUBMITTAL : FEBRUARY 2013 e e FENCE G AC�EYB UNPgyF02p39.O wK24 NEW ! PROP EXISTING SHED ENCROACHES �. INTO ALLEY 0.3' EX.CONC. -PROPOSED EXISTING ! WALK GARAGE HISTORIC— / / % I SHED., EXISTI ` CONCNG ! J 5 J WALK ` ! EXISTING ! 1993 ADDITION ; ! � J It I 1 1 ; EXISTING HISTORIC EXISTING DECK ! f/ ! i RESIDENCE 1993 ADDITION / ! ! EXISTING / FENCE l ` / sio, EXISTING WALK •� _ rI $�/ V V •1'•,•d N TRH AI/V 100.00'R.O T 0' 8' 16' 32' PROPOSED SITE PLAN GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO WILLIS P E M 8 E R ARCHITECTS 412 NORTH MILL STREET I ASPEN,CO 81611 970.920.1727 I HPC SUBMITTAL FEBRUARY 2013 m ❑ m m m W 612 WEST MAIN STREET ALLEY ELEVATION NORTH �. - "`• '�. :z - ice;. I. 612 WEST MAIN STREET ALLEY PHOTO-MONTAGE : NORTH X •• F A . SITE MAP ALLEY VIEW WEST FROM 5th STREET ALLEY VIEW EAST FROM 6th STREET D ALLEY ELEVATION : NORTH GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO WILLIS PEMBER ARCHITECTS 412 NORTH MILL STREET ASPEN.CO 81611 970.920.1727 I HPC SUBMITTAL : FEBRUARY 2013 r SIDING CLAD BLIND OPENINGS VARYING WIDTH VERTICAL SIDING SCALE OF NEW GARAGE TO HISTORIC RESOURCE r r I, 'V Ir VERTICAL WINDOWS ON WEST ELEVATION I q I f HISTORICAL PRECEDENT and ADDITION STATEGIES D GARAGE ADDITION : 612 WEST MAIN STREET : ASPEN COLORADO WILLIS P E M 8 E R ARCHITECTS 1 412 NORTH MILL STREET I ASPEN,CO 81611 1 970.920.1727 HPC SUBMITTAL : FEBRUARY 2013