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Home My WebLink Aboutagenda.hpc.20020508ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 2002 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS NOON - SITE VISITS - NONE 5:00 I. Roll call II. Approval of minutes - March 27,2002 III. Public Comments IV. Commission member comments V. Disclosure of connict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued - 501 E. Cooper Ave. (Next resolution # will be #17) VIII. OLD BUSINESS 5:05 A. 334 W. Hallam Street - Conceptual, PH (Cont'd to May 22,2002) B. 323 W. Hallatm - Final Review - Public Hearing\Rfso,/7 1,0 1. 5:25 C. 629 W. Smuggler Street - Final Review and Variances Public Hearing mi,no-n duaht C. IX. NEW BUSINESS 6:25 A. 320 W. Main Street - Historic Landmark Lot Split & Variances PH /9 X. WORKSESSION 7:05 A. 216 E. Hallam Street 7:20 XI. ADJOURN Times are estimates, please be here 30 minutes before your agenda item. PROJECT MONITORING Suzannah Reid 414 N. First- POLE 7m and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. 515 Gillespie 205 S. Third 935 E. Cooper Jeffrey Halferty 414 N. First- POLE 918 W. Hallam/920 W. Hallam 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker 328 Park Ave. - Lane 209 S. Galena 332 W. Main 101 E. Hallam 735 W. Bleeker Gilbert Sanchez 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 110 W. Main 200 E. Bleeker 214 E. Hopkins Wagner Park 428 E. Hyman Rally Dupps 501 W. Main Street - Christiania Lodge 129 W. Francis 104 S. Galena- St. Mary's Church 302 E. Hopkins 610 W. Smuggler 232 W. Main - Christmas Inn 434 E. Main [elanie Roschko Teresa Melville 513 W. Bleeker 515 Gillespie 232 W. Main - Christmas Inn 735 W. Bleeker 343 61 +Ld-#L Neill Hirst 450 S. Galena 101 E. Hallam 205 S. Third 419 E. Cooper 409 E. Hyman Mike Hoffman 950 Matchless Drive Paul D'Amato 118 E. Cooper - Little Red Ski Haus CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 640 N. Third- expires May 23,2002 35 W. Hopkins- expires September 26,2002 232 W. Main- expires October 24,2002 629 W. Smuggler- expires November 26,2002 233 W. Main- expires November 28,2002 HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion .-4 Â£222+--92% -- El- - 1.p..... 4 - - . AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 3 13 W â‚¬$-1- 14Altaw, 54- , Aspen, CO SCHEDULED PUBLIC HEARING DATE: RArly (0 , 200_E STATE OF COLORADO ) ) SS. County of Pitkin ) I, Fe--108 / (R i s pÂ° li (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) o f the Aspen Land Use Code in the following manner: u Publication of notice: By the publication in the legal notice section ofan official paper or a paper o f 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. I . 4 Posting of notice: By posting o f notice, which form was obtained from the Community Development DepaMment, which was made o f suitable, waterproof materials, which was not less than-twenty-two (22) inches wide and twenty-six (26) inches high, and which Wa*omposed of letters not less than one inch in height. Said notice waObs{edafleast ten (10) days prior to the public hearing and was continuously visible from the 26 day of afri l , 200 A, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. 4 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 ten (10) 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, and, 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 any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses o f 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. (continued on next page) 4 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 o f this Title, or whenever the text of this,Title is to be amended, whether such revision be made by repeal o f this Title' and enactment o f a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description o f, and the notice to and listing o f names and addresses of owners o f real property in the area o f the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. U Let 1 -Â· 1 1 Signature i The foregoing "Affidavit of Notice" was acknowledged before me this 26 day of *4*, Ar,4 l , 2002, by 8=,Â·t'e.*- 12.\6 pol i h.9 WITNESS MY HAND AND OFFICIAL SEAL .: *43 i Fiqu jo [ycommission expires: 41 / 1 <66 i LOTY, A . 0 * 44*TO/~6~ Â»120,le,11 11*prott~ ._ j Noyfr~ Public U . ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL - - - - -- - BENNINGHOFF ESTHER RICHARD CORBETT BARKER CARRYN ADRIANNA TRUST 1/2 233 W HALLAM AVE 2 N WEST SHORE BLVD STE 1 10 INT ASPEN CO 81611 TAMPA FL 33607-5749 PO BOX 7943 ASPEN CO 81612 BLEVINS J RONALD & PHYLLIS M C CREEK PROPERTIES MGMT LP CITY OF ASPEN 20320 FAIRWAY OAKS DR #353 1717 MAIN ST STE 5200 130 S GALENA ST BOCA RATON FL 33434 DALLAS TX 7520] ASPEN CO 81611 CONNOR F HAYDEN COOPER JOHN T COX CAROLYN M 444 GRAPE ST P O BOX 1747 961 PASEO DEL SUR DENVER CO 80220 SPRINGFIELD MO 65802 SANTA FE NM 87501 DE WOLF NICHOLAS DEVOS ESTHER LEONARD DOBBS JOHN C & SARA F 233 W BLEEKER ST PO BOX 3238 PO BOX 241750 ASPEN CO 81611 ASPEN CO 81612 MEMPHIS TN 38124 EPPLER KLAUS TRUSTEE FIRESTEIN CHESTER & BEVERLY FISCHER SISTIE PROSKAUER ROSE GOETZ & 9777 WILSHIRE BLVD STE 501 442 W BLEEKER MENDELSHON C/O BEVERLY HILLS CA 90212 ASPEN CO 81611 ; GLADES RD #340 W :A RATON FL 3343 1 JANSS MARY 1992 REVOCABLE LIVING FRIEDBERG BARRY S GALLANT MARILYN TRUST 555 PARK AVE 7W 617 VINE ST STE 1430 403 W HALLAM NEW YORK NY 10021 CINC[NNATI OH 45202 ASPEN CO 81611 JONES STEPHEN MARTIN TRUST IV KINNEY STEPHEN J & SUSAN M KOUTSOUBOS TED A 500 CAPITAL OF TEXAS HWY N P O BOX 330010 415 E HYMAN AVE #206 BLD 6 STE 125 MIAMI FL 33233 ASPEN CO 81611 AUSTIN TX 78746 MCANIFF RICHARD J MYERS JOSEPH V JR NATHAN REVOCABLE TRUST CO KATHY KUNZ 421 W HALLAM ST 718 N LINDEN DR 777 108TH AVENE SUITE 2000 ASPEN CO 81611 BEVERLY H[LLS CA 90210 BELLEVUE WA 98004-5118 PATRICK JAMES K POTVIN SALLY ALLEN RH ASPEN LLC 417 WHALLAM ST 320 W BLEEKER ST 323 W FRANCIS ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 RICHTER SAM 50% INT RISPOLI PETER SAX JOEL D 7874 AFTON VILLA Cr 323 W HALLAM ST 303 W FRANCIS ST BOCA RATON FL 33433 ASPEN CO 81611 A e DEAI 7/1 0 1/ i i 1 .flgrw,=7/ 2,61 12/1.-/////# Ill SCHLOFFER BRUNHILDE P SIRKIN ALICIA SMART PAMELA PO BOX 941 3500 S BAYHOMES DR 1040 W CONWAY DR ASPEN CO 81612 MIAMI FL 33133 ATLANTA GA 30305 STILWELL REED & CLAIRE TEAGUE LEWIS TRUST TITUS JOHN & JOAN REVOCABLE TRUSI 19' "NIVERSITY BLVD #714 862 NORTH BEVERLY GLEN BLVD 3023 BRYN MAWR D R CO 80206 LOS ANGELES CA 90077 DALLAS TX 75225 UHL MARGARETE A WEISE RICHARD H WHYTE RUTH PO BOX !22 5451 NE RIVER RD #503'- -PO BOX 202 ASPEN CO 81612 CHICAGO lL 60656 ASPEN CO 81612 PUBLIC NOTICE RE: 323 W. HALLAM MAJOR DEVELOPMENT REVIEW (FINAL) NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 8,2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Peter Rispoli and Donna Dilanni requesting Major Development Review (Finall) for the property located at 323 W. Hallam St. The property is legally described as Lots D and E, Block 43, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO, (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on April 13,2002 City of Aspen Account 911 1 8, MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce 0hlson, Deputy Planning DirectojÂ¥:=â€¢ FROM: Amy Guthrie, Historic Preservation Officer RE: 323 W. Hallam Street- Final Development - Public Hearing DATE: May 8,2002 SUMMARY: The project involves restoration of windows and the porch on the front of this 19th century house, alterations to a non-historic addition, and construction of a new addition at the rear of the site. APPLICANT: Peter Rispoli and Donna DiIanni, owners. PARCEL ID: 2735-124-34-002. ADDRESS: 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite ofAspen, Colorado. ZONING: Et-6 (Medium Density Residential). SIGNIFICANT DEVELOPMENT (FINAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on thelot, exceed the allowed floor area by up to Jive hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(21 for detached accessory dwelling units. 1 A floor area bonus will only be awarded to projects which in the opinion of i the HPC make an "outstanding preservation effort." Examples to be considered would include the retention of historic outbuildings or the e Â·, creation of breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a "historic landmark lot split" may also be considered for the bonus. Staff Finding: HPC held a worksession on this proj6ct on Marcl; 14th. The applicant was given direction to'restudy the height of the new addition and the connector pieces between it and the historic house. The changes were made for conceptual review and the HPC granted approval with no conditions by a vote of 6 to 0. This project does not involve any changes directly to the historic house except for the restoration of the original double hung windows under the front porch. Currently, a non- historic horizontal leaded glass window is in place. The owner plans to do limited demolition of interior drywall to locate the original framed openings and install the correct windows. Staff and monitor will perform an inspection once the framing is exposed to confirm the original design and discuss any patching of clapboards that will be required. In an effort to improve the overall condition of the historic house, the applicant is also underway with a repair permit to work on the front porch, which is seriously deteriorated and is re-roofing the building with wood shingles. A new addition is proposed for the back of the historic house. Currently there is an addition that was built in 1967. The owner plans to demolish part of it (a carport) and otherwise modify this piece somewhat to make it into the connector to the new addition. The design of the new living space that is to be constructed is relatively simple in character, uses a low plate height on the second floor, and is no taller than the historic resource. Staff and the HPC have found that the addition meets the design guidelines in terms ofmass, scale, and placement on the lot. Final review is focused on the selection of materials and on the overall details of the proposal. The relevant design guidelines are listed on "Exhibit B" to this memo. The guidelines for final approval touch on the following topics; landscape design, lighting, proper treatment of historic materials, appropriate replacement materials on historic structures, appropriate materials on additions, distinguishing "new" and "old" construction, and sensitive location of mechanical equipment/vents. Staff finds that the applicant's proposal is in keeping with all of the guidelines, or, that a condition of approval can be recommended to HPC in order to ensure compliance. The only item which staff feels requires some discussion is the choice of materials for the new construction. The materials are clapboard siding, square cut shingles in the gable ends,-and a wood shingle rooÂ£ The windows have not been identified as either wood-or clad. 2 Staff finds that overall, it is apparent that the addition is new construction because of the linking elements that have been created between it and the original house.' Some of the detailing on the old house is not included on the addition, such as the decoratiVe' fascias. However, the alldiiidn dbes have matching crown moulding over 56me doors and wihdows, and in gendral; th*e palette is not very distinct frdm the historic 'rego'uiâ‚¬et The following guidelines are important to this discussion: 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtleÂ· change in material or a differentiation between historic, and more current styles' are all I techniques that may be considered to help define a change from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish. 11.8 Use building materials that contribute to a traditional sense of human scale. o Materials that appear similar in scale and finish to'those used historically on the site are encouraged. o Use of highly reflective materials is discouraged. 11.10 The imitation of older historic styles is discouraged. o This blurs the distinction between old and new buildings. o Highly complex and ornately detailed revival styles that were not a part of Adpen's history are especially discouraged on historic sites. Staff finds that this review standard will be met if the crown moulding is removed from the windows, and perhaps the gable ends are treated differently than they are on the historic structure. Clapboard could be used as the only siding material (even in the gable ends) to simplify the addition. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding: There are two historic buildings across the street from this one. All are two story buildings and, due to their size, can accommodate larger additions with less negative impacts than is often the case with the miner's cottages. Staff finds that this review standard is met. 3 c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels, and Staff Finding: The historic significance of the home, which was built in 1889, will not be affected by this addition. The owner has done a good deal of research into its construction, which is included in the application. Staff finds that this standard is met. i The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: The only work that will directly affect the historic resource is restorative in nature. Staff finds that the addition has been sensitively designed and will not detract from the architectural character and integrity of the house. Staff finds that this standard is met. RECOMMENDATION: Staff recommends HPC grant final approval for 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite ofAspen, Colorado, with the following conditions: l. HPC has granted a 12 foot combined front and rear yard setback variance, a 3.2 foot west sideyard setback variance for the existing location of the historic house, a 2.25 foot west sideyard setback variance for a small section of the proposed addition, and a 405 square foot FAR bonus. (Granted at Conceptual approval.) 2. The crown moulding is to be removed from the windows on the new addition to distinguish it from the original house. 3. Study some other treatment for the gable ends that does not match the historic house. Consider using clapboard as the only siding material. 4. A cut sheet must be provided for all new windows in the project. 5. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 6. With regard to the restored windows under the front porch, staff and monitor will perform an inspection once the framing is exposed to confirm the original design and discuss any patching of clapboards that will be required. 7. Confirm that the site plan represents all major landscaping that is to take place. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 8. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 4 9. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 10: No elements are to be added to the historic house that did notpreviously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 12. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 13. The applicant shall be required to provide the Lcontractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 14. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. RECOMMENDED MOTION "I move to approve Resolution # , Series of 2002, granting final approval with conditions for 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite of Aspen, Colorado." Exhibits: Resolution # , Series of 2002 A. Staffmemo dated May 8,2002 B. Design Guidelines relevant to this project at final review C. Application 5 "Exhibit B, Relevant Design Guidelines for Final Review" 1.10 Preserve historic elements of the yard to provide an Â· appropriate context for historic structures. o The'front yard should'be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. . 1.11 Preserve and maintain mature landscaping on site, particularly landmark.trees and shrubs. o Piotact estdblished vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Depattment. Â· o If a tree must be removed as part of the addition or alteration; replace it with species of a large enough scale to have a visual impact in the early years of the project. 1.12 Preserve and maintain historically significant planting designs. o Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. Site Lighting 1.15 Minimize the visual impacts of site lighting. o Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. Treatment of Materials Preserve original building materials. Do not remove siding that is in good condition or that can be repaired in place. Only remove siding which is deteriorated and must be replaced. Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. o Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. 2.2 Protect wood features from deterioration. 6 00011 o Provide proper drainage and ventilation to minimize rot. o Maintain protective coatings to retard drying and ultraviolet damage. 2.3 Plan repainting carefully. o Always prepare a good substrate. Prior to painting, reniove damaged or deteriorated paint only to the next intact layer, using the gentlest means possible. o Use compatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat. 2.4 Brick or stone that was not painted historically should not be painted. o Masonry naturally has a water-protective layer, or patina, to protect it from the elements. 1 Repair of Materials 2.5 Repair deteriorated primary building mate'rials by patching, piecing-in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. Replacement Materials 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. o If the original material is wood clapboard, for example, then the replacement material must be wood as well. It should match the original in size, the amount of exposed lap and finish. o Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. 11 2.8 Do not use synthetic materials as replacements for primary building materials. o In some instances, substitute materials may be used for replacing architectural details, but doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass column, the style and detail should precisely match that of the historic model. o Primary building materials such as wood siding and brick should not be replaced with synthetic materials. o Synthetic materials include: aluminum, vinyl siding and panelized brick. o EIFS (synthetic stucco) is not an appropriate replacement for real stucco. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double- hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. o Matching the original design is particularly important on key character-defining facades. 7 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. 0 - A Kistoric Windowoften has a complex profile. Within the window's easing, the sash : stups back to the plane of the glazing, (glass) in several increments. These ihcreinents, which individually only measure in eighths or quarters of inchds, are important detAils. They distinguish the actual window from the surrounding plane of thewall. Treatment of Architectural Features 6.1 Preserve significant architectural features. o Repair only those features that are deteriorated. o Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. o Removing a damaged feature when it can be repai?ed is inappropriate. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. o Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. . o Match the original in composition, scale, and finish when replacing materials or features. o If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish, which traditionally was a smooth painted finish. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. o The design should be substantiated by physicalÂ· or pictorial evidence to avoid creating a misrepresentation of the building's heritage. o When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. o Where "scars" bn the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be ddsigned that are similar in character to related buildings. o Using overly ornate materials on a building for which there is no documentation is inappropriate. 8 o It is acceptable to use salvaged materials from other buildings only if they are siftiilar in style and detailing to other features on the building where they are to be installed. 6.6 Replicement of missing elements may be included in repair activities. Replace only those portions that are beyond repair. Replacement elements should be based on documented evidence. Use thesame kind of material as the original when feasible. o A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material. For example, a fiberglass cornice may be considered at the top of a building. New Additions 10.4 Design a new addition to be recognized as a p&oduct of its own time. o An addition should be made distinguishable froln the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a chang@ from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or sub~rdinate to the original materials. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish. Materials 11.8 Use building materials that contribute to a traditional sense of human scale. o Materials that appear similar in scale and finish to those used historically on the site are encouraged. o Use of highly reflective materials is discouraged. 11.10 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 Aspents history are especially discouraged on historic sites. 14.3 Keep color schemes simple. (Advisory) Using one base colbr for the building is preferred. Using only *one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. 9 00 00 000 14.4 Coordinating the entire building in one color scheme is usually more successful thanworking With a variety of palettes. (Advisory) o Using the color scheme to establish a sense of overall composition for the building is strongly encouraged. 14.5' Develop a color scheme for the entire building front that coordinates all the facade elements.Â·(Advisory) o Choose a base color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly. It can alsohelp your building relate better to others in the district. o The complexity of the accent colors should be appropriate to the architectural style of the building. o Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. Window sashes are also an excellent opportunity for accent color. Brilliant luminescent or "day-glo" colors are not appropriate. Lighting 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. o Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. o Do not wash an entire building facade in light. o Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. o Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. o Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. On-going Maintenance of Historic Properties 14.9 Use the gentlest means possible to clean the surface of materials and features. 10 0O o Perform a test patch (in an inconspicuous place) to make sure the cleaning method will iiot damage the surface. Many procedures can have an unanticipated negative effect upon building materials and result in accelerated detetioration or a loss Of character. o Harsh cleaning methods, such as sandblasting, can damage the historic materials, ' Imake them vulnerable to moisture, accelerate deterioration and :change th@ir , appearance. Suckptocedures are inappropriate. o If cleaning is necessary, a low pressure water wash is preferred. Chemical cleanifig may be considered if a test patch is first conducted to determine safety. o Also see technical rehabilitation literature published by the Nritional Park Service arid available through the Aspen Community Development Department. 14.10 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. 14.11 Plan repainting carefully. o Note that frequent repairiting of trim materials may cause a buildup of paint layers that obscures architectural details. When this occurs, consider stripping paint layers to retrieve details. However, if stripping is necessary, use the gentlest means possible, being careful not to damage architectural details and finishes. o Remember good preparation is key to successful repainting but also the buildup of old paint is an important historic record of the building. The removal of old paint by the gentlest means possible, should be undertaken only if necessary to the success of the repainting. Remember that old paint is of very good quality and is enviable in today's painting world. o Old paint may contain lead. Precautions should be taken when sanding or scraping is necessary. 14.12 Provide a weather-protective finish to wood surfaces. o The rustic bare-wood look is not a part of the heritage of the historic districts or individual landmark properties. o Painted surfaces are most appropriate. Stains may be accepted in combination with materials that give a well-finished appearance. Use water seal to preserve the porch deck. o Rustic finishes will not be approved. 14.13 Leave natural masonry colors unpainted where feasible. o Where the natural colors of building materials exist such as with stone or brick, they should be left unpainted. o For other parts of the building that require painting, select colors that will complement those of the natural materials. o If an existing building is already painted, consider applying new colors that simulate the original brick color. 11 o It is also appropriate to strip the paint from a masonry building to expose the natural color of the stone or brick. 14.16 1 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. o Cutting channels into historic facade materials damages the historic building fabric and is inapptopriate. Do not locate equipment on the front facade. o If a chahnel must be cut, either locate it on a secondary facade, Or place it low on the wall. 1 12 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR THE PROPERTY LOCATED AT 323 W. HALLAM STREET, LOTS D AND E, BLOCK 43, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. ___, SERIES OF 2002 Parcel ID #: 2735-124-34-002 WHEREAS, the applicants, Peter Rispoli and Donna DiIanni, have requested Final Development approval for the property located at 323 W. Hallam Street, Lots D and E, Block 43, City and Townsite ofAspen; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated May 8,2002 performed an analysis of the application based on the standards and the "City of Aspen Historic Preservation Design Guidelines," and recommended approval; and WHEREAS, at a. regular meeting held on May 8, 2002 the Historic Preservation Commission considered the application, found the application to meet the standards and the design guidelines, and approved the application with a vote of _ to _. THEREFORE, BE IT RESOLVED: That 'the.HPC Â®proves final development for the property located.at 323 W. Hallam Street; 'Lots D and E, Block 43, City and Townsite of Aspen, Colorado, witti the following conditiOnst ' ' l. HPC has granted a 12 foot combined front and rear yard setback variance, a 3.2 foot west sideyard setback variance for the existin* location of the historic house, a 2.25 foot west sideyard setback variance for a small section of the proposed addition, and a 405 square foot FAR bonus. (Granted at Conceptual approval.) 2. The crown moulding is to be removed from the windows on the new addition to distinguish it from the original house. 3. Study some other treatment for the Â·gable ends that does not match the historic ' House. Consider using clapboard as the only siding material. 4. A cut sheet must be provided for all new windows in the project. 5. HPC staff and monitor must approve the type ahd location of all exterior lighting fixtures. 6. With regard to the restored windows under the front porch, staff and monitor will perform an inspection once the framing is exposed to confirm the original design and discuss any patching of clapboards that will be required. 7. Confirm that the site plan represents all majori landscaping that is to take place. , HPC is particularly concerned with planting larke trees or shrubs in locations that could damage the historic structure or block important public views of it. 8. Information on all venting locations and meter locations ' not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 9. Submit 'a demolition plan, as part of the building permit plan set, indicating exactlyÂ· what areas of the existing house are to be removed,as part of the renovation. 10. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 12. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 13. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that'all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 14. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 8th day of May, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director-HO FROM: Amy Guthrie, Historic Preservation Officer RE: 320 W. Main Street- Historic Landmark Lot Split and Variances, Public Hearing DATE: May 8,2002 SUMMARY: The applicant requests that HPC recommend Council approval to subdivide a 9,000 square foot historic property into two 4,500 square foot parcels. Each parcel would contain a historic structure; the Smith-Elisha house on the west parcel and the carriage house on the east parcel. The historic landmark lot split is a preservation benefit that has recently been added to the Office Zone District, where this parcel is located. APPLICANT: Scott and Mary Caroline McDonald, owners. PARCEL ID: 2735-124-41-005 ADDRESS: 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite of Aspen, Colorado. ZONING: O (Office). HISTORIC LANDMARK LOT SPLIT In order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(B.) 26.480.030(A)(21 SUBDIVISION EXEMPTIONS. LOT SPLIT The split of a lot,for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is 1 described as a metes and bounds parcel Which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Staff Finding: The property is part of the historic townsite and has not been previously subdivided. b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). Staff Finding: This proposal will create two lots, each of which will exceed the 3,000 square foot minimum set for Historic Landmark Lot Splits. No redevelopment is planned at this time, so there are no employee generation impacts to mitigate. Additionally, Council has recently adopted new benefits for historic properties, pursuant to Section 26.420, which states that affordable housing mitigation will not be required for historic properties. c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)60; and Staff Finding: The land has not been subdivided previously. d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the ojfice of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Staff Finding: The subdivision plat shall be a condition of approval. It must be reviewed by the Community Development Department for approval and recordation within 180 days of final land use action. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the ojfice of the Pitkin County clerk and recorder. Failure on the part Of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. 2 Staff Finding: The subdivision exemption agreement shall be a condition of approval. D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for alot split. Staff Finding: No dwelling units will be demolished as part of this proposal. g) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Staff Finding: No additional development is proposed at this time. The structures on these parcels can each be either residential or commercial in use. Because the lot is being subdivided into parcels that are smaller than 6,000 square feet each, there will not be an opportunity to create any more residential units based on the existing code language. 26.480.030(A)(4), SUBDIVISION EXEMPTIONS. HISTORIC LANDMARK LOT SPLIT The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. Staff Finding: The subject parcel is 9,000 square feet and is located in the Office Zone District. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. 3 If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the noor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. Staff Finding: The maximum floor area for properties in this zone district is determined by the uses on the property. Residential uses are restricted to the same FAR that is allowed in the neighboring R-6 (West End) Zone District. Mixed-Use or Commercial structures are allowed a greater amount of FAR. The applicant intends for the Smith-Elisha house to be in residential use, and for the carriage house to remain mixed-use. In choosing how to subdivide the lot, the owners must bear in mind that they cannot place either existing structure on a lot that is too small to allow a building of it's size. In the case of the main house, which is 3306 square feet, it cannot be on a lot smaller than 6,500 square feet if it is to be residential in use. This causes a problem because the remaining lot (with the carriage house on it) would be only 2,500 square feet, which does not meet the minimum size. There are two ways to resolve the problem. The first alternative is that the applicant could put the main house into commercial use, whereby they could split the lot as they prefer into two equal parcels of 4,500 square feet, with an allowed FAR of 3,375 square feet each. The second alternative is that they could keep the main house in residential use, split the property into two 4,500 square foot lots, and request a 500 square foot FAR bonus from HPC to cover their overage on the Smith-Elisha house. The applicants have chosen the latter course. Their request for a bonus will have no effect from an HPC point of view because it will merely accommodate the size of the existing structure, will not allow for it to be expanded, and does not add up to more FAR than the applicant already has a right to as a commercial property. With the bonus, the main house will be allowed 3,306 square feet, the carriage house lot a maximum of 3,375 square feet, which totals 70 square feet less than the fathering parcel is allowed today because the whole thing is considered mixed-use. (9,000 square feet x .75, which is the FAR currently allowed on this mixed use site equals 6,750 square feet.) Staff recommends that HPC allow th* split into two 4,500 square foot parcels and award the bonus, as further explained under the next criterion. It should be noted that there is no guarantee that the maximum FAR could be achieved on this property and meet the "City of Aspen Historic Preservation Design Guidelines." There would undoubtedly be historic preservation concerns with any future proposal which involved placing a new structure in front of the historic carriage house. 4 c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided iii Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel. Staff Finding: In this case, both new parcels will contain historic structures and are eligible for variances. The variances requested are: a 500 square foot bonus and a waiver of some of the required on-site parking spaces. (Note that both buildings currently encroach into the required setbacks, but variances do not need to be awarded because they are considered grandfathered.) The criteria for an FAR bonus are as follows, per Section 26.415.110.C: 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 &11 applicable design guidelines; and 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 and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or Â£ An appropriate transition defines the old and new portions of the building; and/or 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. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. 5 Staff Finding: This case is somewhat unique in that the bonus is beiitg requested only to retain the status quo. The bonus does not allow for any new construction. The criteria for the bonus state that all of the design guidelines must be met. The only area in which staff feels there is any conflict with the design guidelines is in the fact that HPC has expressed some concerns in the past with deterioration of the exterior wood surfaces on the main house. The guideline in question is: 2.2 Protect wood features from deterioration. o Provide proper drainage and ventilation to minimize rot. o Maintain protective coa tings to retard drying and ultraviolet damage. Staff believes that this issue is important to the preservation of the structure, must be addressed in a timely manner, and should be included as a condition of the approval of the FAR bonus. The other criteria which can be met for the bonus are "B," the property contains two significant historic buildings which are maintained as the key features'of the site, "G" an outbuilding is preserved and "H," there is historic landscape present in front of the Smith- Elisha house, including a retaining wall, sidewalk, and planting materials, that have been retained and contribute to the character of the site. With regard to the language in the review criteria that says an FAR bonus is awarded as part of a conceptual review, that is not relevant to this project since no expansion is planned now. Staff also doees not feel that the worksession requirement is valid in this case because there are no construction plans that HPC would wish to weigh in on. The criteria for a Parking variance, per Section 26.415.110.C of the Municipal Code are as follows: Parking reductions are permitted for designated historic properties on sites unable to contain the number of on-site parking spaces required by the underlying zoning. Commercial designated historic properties may receive waivers of payment-in-lieu fees for parking reductions. 1. The parking reduction and waiver of payment-in-liue fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district. 6 Staff Finding: The Smith-Elisha house, which will be a residence, is required to provide 2 legally sized (8'6" x 18') parking spaces offof the alley, within the boundaries of the new 4,500 square foot lot. It appears that this will be possible, but must be verified by the applicant at the hearing. If both spaces cannot be accommodated, HPC may consider a variance. The carriage house, which is mixed-use, is required to provide parking at a rate of 3 spaces per thousand square feet of net leasable space. There is approximately 420 square feet of net leasable space in the carriage house now, which requires 1.26 spaces. There is an apartment that necessitates one parking space. It appears that one space can be accommodated on the new 4,500 square foot lot (along the west side of the carriage house) and the other 1.26 spaces would need to be waived. The applicant must confirm these figures at the hearing. Staff supports the parking variances because they legalize an existing condition. The property has not had the adequate number of on-site parking spaces for many years, particularly when the Smith-Elisha House was in commercial use. There is no way to provide more parking on the property now because of the size and position of the existing buildings. The applicant must create the maximum number of legal spaces possible now, but the balance should be waived by HPC. Staff finds that this standard is met. 26.470.070(Ch GMQS ExEMPTION, HISTORIC LANDMARK LOT SPLIT The construction of each new single-family dwelling on a lot created through review and approval of an Historic Landmark Lot Split shall be exempt from the scoring and competition procedures. The exemption is to be approved by the Community Development Director, but is not to be deducted from the respective annual development allotments or from the development ceilings. Staff Finding: There are no new single family residences being created by this project, therefore this standard is not relevant to the project. 26.415.010(D), HISTORIC LANDMARK LOT SPLIT A Historic Landmark Lot Split is a two step review, requiring a public hearing before HPC and before City Council. Staff Finding: HPC is holding a hearing on this project and Council will hold a hearing at Second Reading of this Ordinance. 7 RECOMMENDATION: Staff and HPC recommend that Council approve the request for a Historic Landmark Lot Split at 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite of Aspen, Colorado, into two lots of4,500 square feet each, with the following conditions: 1. The HPC hereby approves a 500 square foot FAR bonus, for the purpose of allowing the existing construction to remain i in place. The bonus is not beink awarded to allow any expansion on the property. 2. In order to qualify for the bonus, the applicant inust meet design guideline 2.2. A plan for repair and repainting of the Smith-Elisha house must be submitted to HPC staff by June 30,2002, and the work must be completed by December 31, 2002. 3. The HPC hereby waives any of the required parking that cannot be contained on the site in the form of legal sized spaces. 4. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure td record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 of the Aspen Municipal Code; b. Contain a plat note stating that the lots contained therein shall be prohibited from further subdivision and any development of the lilts will comply with the applicable provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the Office zone distriet, except the variances approved by the HPC. 5. The FAR on the two lots created by this lot split shall be based on the use of the buildings. At this time the Smith-Elisha house is intended to be a residence and the carriage house is mixed-use. The maximum FAR for each lot may be affected by applicable lot area reductions (i.e., slopes, access easements, etc.). The applicant shall verify with the City Zoning Officer the total allowable FAR on each lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lots A and B, each 4,500 square feet in size. 6. Sidewalk. Curb and Gutter - The site is located on Main Street, where pedestrian improvements are an important goal. The applicant must refer to the City Engineering Department for required Sidewalk, Curb, and Gutter in front of the property. 8 RECOMMENDED MOTION "I move to approve Resolution # ,Series of 2002, for a Historic Landmark Lot Split at 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite ofAspen, Colorado." Exhibits: Resolution #_, Series of 2002 A. Staff memo dated May 8,2002 B. Application 9 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR A HISTORIC LANDMARK LOT SPLIT FOR THE PROPERTY LOCATED AT 320 W. MAIN STREET, LOTS N, O, AND P, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2002 Parcel ID #: 2735-124-41-005 WHEREAS, the applicants, Scott and Mary Caroline McDonald requested a Historic Landmark Lot Split for the property located at 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite of Aspen, Colorado; and WHEREAS, in order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.), which are as follows: 26.480.030(A)(2), Subdivision Exemptions, Lot Split The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all ofthe following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). c) The lot under consideration, or any part thereof, was not previously the subject Of a subdivision exemption under the provisions Of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements Of this title, is submitted and recorded in the o#ice of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the ojfice of the Pitkin Coutity clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing Of good cause. D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for alot split. g) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. 26.480.030(A)(41 Subdivision Exemptions. Historic Landmark Lot Split The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum Ooor area for all uses other than residential in the zone district will be applied. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel; and WHEREAS, the Historic Preservation Commission has found that the review standards are met in order to grant a 500 square foot FAR bonusand a waiver ofparking spaces that cannot be provided on the site using the following criteria: Section 26.415.110.C, Floor Area Bonus 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable flodr 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 811 applicable design guidelines; and 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 and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the prop6rtional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or 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. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. ATTEST: Kathy Strickland, Chief Deputy Clerk ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OFASPEN (hereinafter CITY) and Mc-Denci-001 -fixfp,61 I rust (hereinafter APPLICANT) AGREE AS FOLLOWS: 1. APPLICANT has submitted to CITY an application for 3-20 l,0 Â·66-7- A.Â·(a Â£ n 9+~ (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of applicatioh completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT' S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. ' 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a *termination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ ~ j 20 b .Do which is for 65 hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review at a rate of $205.00 per planner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT By: By: <176 ~- Julie Ann Woods Community Development Director Date: *4(24 06 /1 2-00 1 ~C~ d ' ~_t Mailing Address: 4,2 2002 3-20 02567 61 a i A 5 ~- /4450Â»1 I (1 9 I (3 11 g:\support\forms\agrpayas.doc 017 0 - 9275- -8743 1/10/01 LAND USE APPLICATION PROJECT: Name: Mi-Denale' Gm,\9-112oer /Â» 6041 -4 09*def eAâ‚¬di Re Location: 32) lot,ST Ho\-0 9--r le 15 14/ O + P 6\ c> cjd- 4-1-. (Indicate street address, lot & block numbel legal description where appropriate) APPLICANT: Name: 9,3 1SC,041- and klor-9 0*20\ ivv i CLA cbcyn cdlc) Address: 532Â© Wes--7- 64 0,6 61- /*522/n , CO <9 1 43 Il 1 1 Phone#: 970 0\23--8-PH3 - ce.ju At=- 50Â°3 --705 - 413,6 REPRESENTATIVE: Name: Address: Phone #: TYPE OF APPLICATION: (please check all that apply): El Conditional Use U Conceptual PUD D Conceptual Historic Devt. m special Review Â£ Final PUD (& PUD Amendment) U Final Historic Development Design Review Appeal U Conceptual SPA U Minor Historic Devt. GMQS Allotment U Final SPA (& SPA Amendment) ~ Historic Demolition GMQS Exemption U Subdivision ~ Historic Designation ESA - 8040 Greenline, Stream ~ Subdivision Exemption (includes ~ Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane Z] Lot Split U Temporary Use U Other: U Lot Line Adjustment U Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) (31 09 -561 +t lot u) at lic c ol e 1-0 cla â‚¬01 r-e'5\cA â‚¬ 0 1,~4 1 C \kgzate a.0 - ~i(Â£1726 < Pern 1 ye J (1 0.0 8Â·6Â«576~ 04Â£' e-. \1 vnc,~ 1/ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) B 04- 10\ Li-. c.cx C.h 35'Do 49 ft- Ic>+ cijah a De.pr#-eck /1 Â«zzâ„¢ c CLO del n.th ect al Lue,-IC ,-AC~crn ecic-ja 4.98-D oc~ 13 411 Have you attached the following? FEES DUE: $ U Pre-Application Conference Summary r-~ Attachment #1, Signed Fee Agreement ] Response to Attachment #2, Dimensional Requirements Form Â£ Response to Attachment #3, Minimum Submission Contents ~ Response to Attachment #4, Specific Submission Contents El Response to Attachment #5, Review Standards for Your Application 00 0 ' Aspen/Pitkin community Development Department Minimum Submission Contents 1. From: W. Scott and Mary Caroline McDonald 320 West Main Street, Aspen, Colorado, 81611 970-925-8743 Authorized agent to act on behalf of the applicant: Bob Starodoj 514 East Hyman Aspen, Colorado 970-925-7000 2. Property: 320 West Main Street, Lots N, O, and P, Block 44 in the City of Aspen. 3. Attachment: owners, McDonald Family Trust (W.Scott and M. Caroline McDonald) property owned free and clear. Pitkin County Title, Inc. Phone # 970-925-1766 Policy # 128-053602, RIS # 393917, 360741,723/164 and #360740 723/163 Easement: City of Aspen electric, see Title policy 4. Attatched Vicinity map. 5&6 Survey: no change to site map 7. Proposal: . - Historic landmark lot splits include the office zone district The Project, 320 West Main Street to split into two 4,500 square foot parcels, each with an Historical dwelling. The, permitted accessory dwelling, the carriage house is located at 316 West Main Street, on lot N and the Eastern half ofLot O, block 44. 320 West Main is located on lot P and the Western half of Lot 0. pr o posecb â‚¬10*nou Mot n ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: - M 20 <pac>\ el frd, 100 \ 4 1 eust Address: 7330 W Fâ‚¬77 6-10 c .0 Ier - - Zone district: Lot size: Â£iSDn, Existing FAR: 2-942. J Allowable FAR: Proposed FAR: _ng, UY)- CAA-Ck-â‚¬6.. Existing net leasable (commercial): -e- Proposed net leasable (commercial); Existing % of site ....,verage: :)7511 001 0-ut echO'\ 34 /0 w dh par ch Proposed % of site coverage: h <5 vo cuo se, . Existing % of open space: --73 51-) opLA En o oe a r ,*t 0 6 6 6 84 op en Proposed % of open space: ADu:l eoâ‚¬4-cxse- SceA..p - C) - Existing maximum height: Principal bldg: 334 Accesory bldg: 0 6*- Proposed max. hr ..,ht: Principal bldg: 5 0~rn e Accessory bldg: Sum Â¢* Proposed % of demolition: nan 63 - Existing number of bedrooms: N 40 (O Proposed number of bedrooms: .no-C e. - SckÂ»A 2- Existing on-site parking spaces: 6 4*9 On-site parking so-'-es required: - 1 Setbacks / . Existing: Minimum 4:cloircd: Proposed: - Front: _ 2-7' Front: _ Front: Rear: . .2- IL. Rear: Rear: Combined , Combined Combined Frontlrear: 98 FronVrear: Front/rear: Side: 7' Side: _ , - Side: Side: 22 Sider . .2 Side: Combined, Combined Combin,ed Sides: 9 Sides: Sides: Existing nonconformities or encroachments:-AR e escape. Variations regue...,c:J._~Stlen G}-aa ch AN â‚¬Al- DIG. 6014 Lu vr\.dE-UJ (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R- 6, R-15, RMF, CC, and Ozone districts) SCHEDULE A-OWNER'S POLICY CASE NUMBER DATE OF POLICY AMOUNT OF INSURANCE POLICY NUMBER PCT-7159A December 29, 1992 @ 4:10 PM $1,266,667.00 128-053602 1. NAME OF INSURED: W. SCOTT MCDONALD AND MARY CAROLINE MCDONALD AS TRUSTEES OF THE MCDONALD FAMILY TRUST REVOCABLE TRUST ESTABLISHED DECEMER 24,1992 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: W. SCOTT MCDONALD AND MARY CAROLINE MCDONALD AS TRUSTEES OF THE MCDONALD FAMILY TRUST REVOCABLE TRUST ESTABLISHED DECEMER 24,1992 4. THE LAND REFERRED TO IN THIS POLICY IS SITUATED IN THE COUNTY OF PITKIN, STATE OF COLORADO AND IS DESCRIBED AS FOLLOWS: LOTS N, O AND P, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO. 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 PCT-7159A December 29, 1992 @ 4:10 PM 128-053602 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 92 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 129 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. Terms, conditions, obligations and provisions of Easement Agreement as set forth in instrument recorded December 11, 1986 in Book 524 at Page 964. 9. Any loss or damage resulting from Encroachment of Retaining Walls as shown in Survey prepared and conducted by Aspen and conducted by Aspen Survey Engineers as Job No. 18234, dated March 2,1990. 10. Deed of Trust from : Alan J. Shada, Jacqueline G. Shada, William J. Shada, Warmland Highlands, A General Partnership To the Public Trustee of the County of Pi:kin For the use of: Calumet Federal Sg>~ffgs and Loan Association of Chicago To secure : $ 500,000.00 / Dated : March 23,1990 / AS #38 51 4 7 Recorded : March 30, 1990'in Book 617 at Page 280 Reception No. : 321361 t 11. Deed of Trust from : W. Scott McDonald and Maicy/Caroline McDonald, Trustees of the McDonald Family Trust Revocable Trust Executed December 24,1~0- To the Public Trustee of the County of BjÂ¢1([n For the use of: Edward Goldzimer/' To secure : $133,667.00 Dated : December 29, 1992 / r\S 4 30 03 41 Recorded . December 29, 092 in Book 699 at Page 152 -72* 94 Reception No. : 352356~/ (Continued) t POLICY NO. 128-053602 CASE NO. PCT-7159A SCHEDULE B-OWNERS --EXCEPTIONS--CONTINUED-- 12, Deed of Trust from : W. Scott McDonald and Mary CarotrME~IVIcDonald, Trustees of the McDonald Family Trust Revocable Truste Executed December 24, 1992 ~/* f To the Public Trustee of the County of Pitkin/ For the use of : Alan J. Shada and Jacqplifie G. Shada, Trustees of the Shada Family Trust Dated March 25, 1991 / To secure : $47,000.00 / F I S Z Dated December 29, 1992 / Recorded : December 29, 1992 in Book 699 at Page 154 Reception No. 352357 -le EXCEPTIONS NUMBERED NONE ARE HEREBY OMITTED. #352354 12/29/92 04:09 Rec $5.00 BK 699 PS 147 I Silvia Davis, Pitkin Cnty Clerk, Doc $.00 STATE OF COLORADO } } SS AFFIDAVIT COUNTY OF PITKIN } (For Property of Trust) W. SCOTT MCDONALD AND MARY CAROLINE MCDONALD, of lawful age, being first duly sworn, upon oath depose(s) and say(s): 1. Affiant(s) is/are (one of the) trustees of the hereinafter named Trust and as such has/have authority to execute and to record this affidavit. 2. "THE MCDONALD FAMILY TRUST REVOCABLE TRUST ESTABLISHED DECEMBER 24, 1992" is the name of the trust which may acquire, convey, encumber, lease, and otherwise deal with interest in real property in said name. 3. The names and addresses of all the trustees who are represented by such name are: NAME ADDRESS W. SCOTT MCDONALD MARY CAROLINE MCDONALD A 5475,0 . to 8/ 6/ L 4441 / 4. Any =ma (two, thaee, ete-0 of the above named trustees or any of the following other persons or entities may convey, encumber, lease or otherwise deal with any interest in property acquired or held in the name of said trust: 5. This affidavit is executed and recorded pursuant to the provisions of Title 38, Article 30, Section 166 of Colorado Revised Statutes ,-71973, * amended. 1/ ~61%44:Â«2,0046,Â»- /71 4.- Mt.jp 4 14,E W. SCOTT' MCDONALD, TRUSTEE / MARYL CARdLINE MCDONALD, TRUSTEE Subscribed and sworn to before me this 29TH day of DECEMBER 1992. Witness my hand and official seal. J my commission expires : Ja-4. S. *IcaÂ» 2 0 Â» Notary F~blic .( 5 7 %103.4 4, Joy S. Higens/Notary Public address: 0 . I . My Commission expires 4/22/94 601 East Hopkins ~ Aspen, Colorado 81611 ' 7>CT -1159 &*-1- 1 _, 14-6. 3 4 - \ ; ' Pitkin .. r...... <Â·f~'6 -Â· ' 4 t/Colintry 1 .~4 ,- 3 2 1-0 1.-1 1 1 14 - 4 1 .. A.a â€¢ 0 . i ilti hn 1 3 -. ~~Â· Â·Â·. Â·Â·.;Â·Â· Â· ... -,/ ...- r.....$.......... ,-, ..... ut. . '.. .' . i . . .. 7 99 r -11 1Â·. U . - 11 . 1 I'l 97 4 '-2 'd A .1-- Ut.-â‚¬~14 1 (1.*.. i Â·Â· , Â·Â· i. - 1 - 11-1.1.1,1 . 1 2Age ,Â· c pg,_Ret 1 -D- 1 ~1 1 .1. r /4 1.1 I 'p- i~C 1 1.1 ,-i,E. 116-1 .- , Â· a 44., ' 1 3([Yer Y t,4. 416#7 0,7 t:f ~ :~ ~ ~ :' ' ~~4Â· C . 154*456Â· 4' *4Ih 9 f.. % .Mountain ty: 21 94'11 - /vi ..1-1 4 4 61. 1 oyv.Dr A 4 : 4 .9 Â». 45 %49 ....1. 1.0/ b.. 11 ....'' , au= -. O /.ALA r ~3('1_3201*unr,y Ln Â£13.-9 - <. 44 -f . 1% k : %0 1 ... Q. " 1 . -1 ,>~ Â»3 Bunny /1 : 4 pi - n lili- i Y -';, - a ( 82 3 :.4 1 1 A. ---0 31/ . 1 -8 Â· . 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Â·~' .Â·Â·. ...Â·.-' Â· ~' Q>.efry,Â·. ~~~ ~j'~.~ ; ~' 66*op '0.' Â·~. 1 4,3Â·-fÂ·'-1 Â·~ ';Â·: ." : :a.i: ,;.~~Â·..Â· ~ '7)~':Â·;Â·'Â·>3... 1, dD,crbÂ¥- . . â€ž. F.jÂ·.7 1 11 % C 1 1 - f.5}29ew . Â· Â· Â· i ....inâ€¢... Unr Â· --/ - 1.1...9 U 1 - 1*â‚¬5'41 7 -4- L I ' J-tb- Ll' 1!7 .0,5> D I *-' 9, + I I 1 1 1 1.1,1-2 I.- -1 7.1 . .. =7/05,1, ; 17.22.411*11 - ..... 4 dw,711 1/.1 . ... I ... ~Â·t Any changes, errors, or omissions brought to ourattention Â·- ".:~~F r;i[ Fj, .1.-~;.. ~Â·Â·Â·. ~-~ ~ >'(i --Â· - 'Â·Â· Â·; tÂ·Â·'?'~,Â·-Â·.'f~ - 4,.' i. ' ..~~ "-,~ .~j ,~Â· .~. ~:Â·~ ~ |~ |~~ ~~ ~~ ~~| | |~ MiN:'. are greatly appreclated and updates will bein the next -tÂ·%10: 'Â·Â·-.â€¢Â· .'- Â·. :. Â·:. Â· :Â·, '/',3- 151 www.mapseltc.com Â© 2000 sig?w-ir. ; Â·in. . , %- 1 1, .1 11 1 1 -2.-7<>% 6 ' 10 'IMelilll #0 1 AA --1- fj-)~pqn PUBLIC NOTICE RE: 320 W. MAIN ST. HISTORIC LANDMARK LOT SPLIT AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 8,2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by W. Scott and Mary Caroline McDonald requesting approval for a Historic Landmark Lot Split including a 500 square foot FAR bonus and a waiver of the parking required for the carriage house. The property is located at 320 W. Main St. and is described as Lots N-P, Block 44, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on April 13 2002 City of Aspen Account R,-vi-w '11-.ind.ird: ['Ll,ject : 1'0 , 2- ,-Â·.1 t., H.it.1-ic q. t-w,., ,=j i,-1,i 1 fÂ·,e .3 i.mi'le .1 d-.s ,, f 4 f-,00 Â·each wi th .Â·tarrh having a existing single Historical family 1-1, ,me, 01 twc) line(:lual lots each with a existing Historical single family home from the e:Â·:isting one fee simpl.4 9,000 sci Et lot with 2 Histotical building. The existing 9.000 foot Lot is located in the City of Aspen block 44 anci is macie up of three 3,000sit lots N, 0 and P. The proposal is to create two lots each with an existing home (Historic Elisha Main House with Lot N anci part of West lot O to a total of 49 ft from the West) and The Elisha Carriage House (mixed use) wit.h Lot P and t.o include part of Lot O East measurement from lot line will be 41 ftc . . Located on existing 9,000 ft lots is the Historic Eli.sha House and Carriage House. There is no application tfor any developement change or building on either said lots. The stated project meets the review standards of 26.480.030(A) (2) Variances requested to accomodate existing non-conformities of the Elisha Property: Main house as exits will have a side yard variance set back of 3 ft from the side yard on the east side, the walk way will have a recorded easement for both proposed parcels, and a deed recorded no build to insure 10ft space for fire . ly,j/ access safty. Carriage House exists with East 0 ft set back (recorded access with neighbor Lot Q, R and S. Carriage House back lot line exists with a 6.6 set back. Review Standards for 26.480.030(A)(4) 3.-1 3 f The Historical Elisha House Lot split proposal meets the conditions for a Historical Landmark Lot split: . The origianl parcel, Lots N,0 and P, located with in Block 44 of the City of Aspen is 9,000 sq ft. and is located in the Office Zone R -6 . 7*L:Â· I ' . , I The existing FAR of the Main House and the Carriage House, as attachement A shows existing footage is: 4,155 sg. ft. Elisha House(R-6) (or possible commercial, with out asking for bonus) We would .. like to request the 500 bonus to split the lots equally. but if not: v ' Outside Floor Area (sg ft) Total 3306 Attic Storage Space = 500 250 + 50%(250) = 375 excluded 3316 - (375) = 2931 sg ft adjusted Area 2931 -2400 (allowed for 3000 sq ft Lot) = 531 531 I. .28 (R 6) = 1896 for Lot length = 100' ... fiÂ¥ ..... 18.96 additional Lot width required OR 30+ 18.96 = 48.96' (49 ) Lot width required 4 9 Lot width for House 41' Lot width for Carriage House J . 1 Carriage House: mixed commerical.... R-15 Outside dimentions: 24.4' x 34.4 I . Total: 839.36 a. Fâ€žde- %66/5.-â€¢ 1,1. If 704-(4 a ~ CzeÂ·31' #92 -) IMPROVEMENT SURVEY - )</ A ~ L Â£ Y BLO C K 44 OF LOTS N,0 & P BLOCK 44,CITY ~ *1-4-4 A- re,6, 0 ,. c>F 61 e A-/P:.,-- 8 TOWNSITE OF ASPEN, PITKIN 4 6.>G' tue.Â£-rÂ£.. c. A,Jo COMMudic,Afts. 8 Jili-CrVe Me ~,4 6 -,5-0 042/* 64 1+ 690062.4., FMÂ«Â£_ 16.Â£- -fs, 14,0,44- COUNTY, COLORADO. 7 1 (Al '300â€¢'1' 11.'EC) 6>ocr>) Â·r Yly -11 010 5Â»-le- ~ (42Â«4 W..2,2. x. 0+Â« ini Tr I (.7,110-4. 4Â¢-AVE..4 earerâ€¢,3 , â€¢14 WAL t. 1 4 --'-6.-M&Jf f- 7'71.*p ~ FA-pt.Ci -4 1 Â»4 4' r-O.49 I ) -41 1 --Â»EMP? ~ 1 5 Va 4// 1 - CERTIFICATION -O.4 0 Â£7104 -T-Fle- l.)Joe-g-ei,&,de-v Pose- ple#te,Y Ce=-1 FÂ¥ 'r-441- l 4 B,7 ... ed &/.ed; 0 ~ E---1 n : Â· 4 WeD'Â¢,P F~z. 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WALA Â¥ PAT/O , ~ B. y E.â€¢dc~>idle.-If \/tel 15,Le- Ae,0,1/6.Â«APUUO VAL-VE- 50,â„¢.9, 31401406-2-6, c>,C wcas>c, Fs.L*Nlâ‚¬_ -:i;:rrÂ·Â·/4 I - CTAe-L_ APPORTE-,JAUCE-9, A,Â·30 Voc-OV\E-,3-VS OF- %2Â£-Dep UNDENâ‚¬ CON.577?u(7-704 1 1 k FJOY- Suppl-Ze-9 7-0 -rue_ 902.72-Â¥On 44.6- axd.e-P,-a-9, - Ul 1' W Ac>O'pe- *1 i 11'' 1 2' 0,0*907- of A PA--8.0 Â·T-4,9 61-4 PAY OP *ep,12,18Â£4 Ilse . 9 - 14'-a * -~- L I V 1 k| 6.1 #FA 4-e- t' 4 W.Nuttoct) Â·<4-4.;14 Ze,Â¥ L.44'14+ Ci 514.-je..Cy * 244,0 4. Mc-*2-,Pe- A. L.6.16{2-3 1 - 1 1.06 Am--16 4#Je -11-7/1 J li L- !/ i 2 | *fA=&14'*90,/0*3*1*# glÂ·*fy. ~1 4 1 8:Â¥~62.-M 2-Al T 1 0 4 45.0, \0-/ LEGEND a NOTES 1. ell::. r : C 11 . ecal o e.oberÂ¥-- vd l 7.4Â«M- c-AT:' uâ€¢%., *- 0,6 64!pvâ€¢JA a .1 , 0 9 KOFâ‚¬J=:1-9 62012.-Cer-_ 66.-r 25.6-64-2. w/~n--441-1,1- c.â€¢APâ€¢ L-4, 1612-1 I Â».. . 47' c=>. 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I Â·Â·'e....Â·.'â€¢Â· IN.â€¢05Â·. 14.- Â·c.S~:ar**09Â¥6*Â«'49142 3126-y Â·Ne4. .. 0~0. cn ,â€¢g. : ~ Fc>J,Je 0,-rf , (016'0â€¢664 2.-10 cr:,1 (2710.Â£:0> 1Â·Â·Â·/I-:ili,-,1 + -r,-rLE . S de,-)25Â·*de-e_. Fes=>,1 1.-A WVE e e -rmt- l Jix-)21.4.-1<:-12- o:,le.Â£_eq-E - Pc;dhlri "X' thi L.olub0LATicÂ».2 CA*E. 20 Fc:r- 2-3.eâ€¢-3, C=lA-T-5.Â£7 -ll Z-tilee. w\DJJMEÂ·Al- 1 6.-c:,- 0-~e- . 9,1 m*-2,Â«A'L-Â·â€¢E-Â· Â·~ . 0O46eJEX'E 94 609.44 DE. tux.w'. 44 46 fire-Â£-E-1- t--160,14-7 1~t>Â¥~ p t._Dut.' L i h; E 09 CL J 2JF> eÂ£Â»19 OP eeÂ·401:6]00, PEIÂ»'1 16 974 T-t> 714Â·g- â‚¬76-- CDE-=Ij tÂ» c>P E>LÂ·Â·C-CÂ·kL 442 49*44; PREPARED BY UPDATED CERTIFICATIONÂ· Â«75Â» Aspen Survey Engineers, Inc. MAIN STREE Ti DAVID W. MIBRIDE. HEKE.BY CERTIFY THAT ON __.-_bA.Aa.--_.2- ___: 210 S. GALENA ST. ( 1 620 ' 9/ E [PE- ~ 1980 A VISUAL INSPECTION UPDATE WAS MADE UPON THE PROPERTY HEREIN *1~44 P. O. 80X 2506 DESCRIBED AND NO CHANGE<, WERE FOUND EXCEPT AS HEREON NOTED OR ASPEN, COLORADO 81612 SHIOWN. (303) 925-3816 IED THIS 16-DAY OF _AIA.22Â£,1900. [__222"./..L-iL./.I DATE J08 NO. DS,O 1 6 â‚¬PLALP- 1'"= le;~ 911/tâ‚¬, 18254 1 3 R D. ST. Section 26.415.110.C, Parking Fariance, Parking reductions are permitted for designated historic properties on sites unable to contain the number of on-site parking spaces required by the underlying zoning. Commercial designated historic properties may receive waivers of payment-in-lieu fees for parking reductions. 1. The parking reduction and waiver of payment-in-liue fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district; and WHEREAS, Amy Guthrie, in her staff report dated May 8,2002 performed an analysis + of the application based on the standards, and recommended the application be approved with conditions; and WHEREAS, at a regular meeting held on May 8, 2002, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application by a vote of_ to _. THEREFORE, BE IT RESOLVED: That the HPC recommends Council approval of a Historic Landmark Lot Split into two 4,500 square foot lots for 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite ofAspen, Aspen, Colorado, with the following conditions: 1. The HPC hereby approves a 500 square foot FAR bonus, for the purpose of allowing the existing construction to remain in place. The bonus is not being awarded to allow any expansion on the property. 2. In order to qualify for the bonus, the applicant must meet design guideline 2.2. A plan for repair and repainting of the Smith-Elisha house must be submitted to HPC staff by June 30,2002, and the work must be completed by December 31, 2002. 3. The HPC hereby waives any of the required parking that cannot be contained on the site in the form of legal sized spaces. 4. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 ofthe Aspen Municipal Code; b. Contain a plat note stating that the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the Office zone district, except the variances approved by the HPC. 5. The FAR on the two lots created by this lot split shall be based on the use of the buildings. At this time the Smith-Elisha house is intended to be a residence and the carriage house is mixed-use. The maximum FAR for each lot may be affected by applicable lot area reductions (i.e., slopes, access easements, etc.). The applicant shall verify with the City Zoning Officer the total allowable FAR on each lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lots A and B, each 4,500 square feet in size. 6. Sidewalk, Curb and Gutter - The site is located on Main Street, where pedestrian improvements are an important goal. The applicant must refer to the City Engineering Department for required Sidewalk, Curb, and Gutter in front of the property. APPROVED BY THE COMMISSION at its regular meeting on the 8th day of May, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair 'ELE M MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Commzinity Development Director Joyce Ohlson, Deputy Planning DirectaL:*0 FROM: Amy Guthrie, Historic Preservation Officer RE: 629 W. Smuggler- Final Development and Variances- Public Hearing DATE: May 8,2002 SUMMARY: This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a 19th century house and shed. The proposal before HPC involves demolishing a 1950's addition to the house, and a garage built around the same time, and replacing those elements with new construction. Conceptual review was before HPC in 2001. The board denied the application on August 8, 2001, and the applicant appealed to Council based on an abuse of discretion. Council overturned the Commission's decision and essentially approved the Resolution which HPC had denied, Resolution #36, Series of 2001, attached as "Exhibit B." HPC is now asked to grant Final approval, along with variances needed for the proposed new garage, a circumstance that was recognized in the Conceptual review process. APPLICANT: Steven St. Clair, represented by David Myler, of Freilich, Myler, Leitner, and Carlisle and Catchi Martinez, of JBZ Architects. PARCEL ID: 2735-124-09-001 ADDRESS: 629 W. Smuggler, Lot A and the west half of Lot B, Block 21, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential) CURRENT LAND USE: 4,500 sq. ft. lot containing a single-family residence, garage, and shed. SIGNIFICANT DEVELOPMENT (FINAL) The application was originally submitted under the old historic preservation ordinance, which was replaced in March via Ordinance #1, Series of 2002. Although the usual practice is to complete a review under the code language that was in place when the application was first submitted, the City Attorney's office has advised staff to apply the new ordinance because of an important feature which is more permissive to the applicant pertaining to the effect of conceptual approval. The old code language did not give the applicant any "guarantees" as a result of conceptual approval. All aspects of the design wete open for discussion until final was awarded. The new code language states that conceptual approval "shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. If the applicant chooses to make substantial amendments to the Conceptual Design after it has been approved, a new Conceptual Development Plan hearing shall be required." This protects the applicant from having HPC revisit the overall design of the addition to the historic house, which is something the board clearly had concerns with when Conceptual was denied. Council's intent in overturning the HPC's decision was to allow the application to move forward. What Council did not approve in the appeal process, however, were the variances needed by the project. Findings on the criteria for the variances, and a review of compliance with those "City of Aspen Historic Preservation Design Guidelines" which are relevant to Final review are on the table now. Final review is focused on the selection of materials and on the overall details of the proposal. The relevant design guidelines are listed on "Exhibit C" to this memo. The guidelines for final touch on the following topics; landscape design, lighting, proper treatment of historic materials, appropriate replacement materials on historic structures, appropriate materials on additions, distinguishing "new" and "old" construction, and sensitive location of mechanical equipment/vents. 4 With regard to the landscape design, no site plan has been provided to indicate any significant changes are planned. Minor planting has already occurred on the site over the last year. The applicant must inform HPC if any new trees or significant shrubs are planned in any location which would obscure views from the street to the historic house. This would be in conflict with the design guidelines. Conditions of approval will be included in the HPC decision to address the topics of exterior lighting and mechanical equipment/vents that may show up on the outside of the structure. These are elements that HPC always reviews to ensure that fixtures which are installed on the historic building are appropriate to the style and fixtures that are on the new construction are differentiated as new Onore contemporary in style.) Vents are to be placed in sensitive locations which avoid damage to historic fabric or historic character. In terms of materials, the applicant has indicated all along an intent to remove the aluminum siding on the historic house. That is the only alteration proposed for the original building and it is restorative in nature. The drawings show that the house will be re-sided with Hardy Plank, a cementitious board. This, in staff' s opinion, will not meet the following design guidelines: 2.1 Preserve original building materials. o Do not remove siding that is in good condition or that can be repaired in place. o Only remove siding which is deteriorated and must be replaced. o Masonry features that define the overall historic character, such as walls, cornices, pediinents, steps and foundations, should be preserved. o Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstrucfion may result in a buililing which no longer retaihs its historic integrity. 2.5 Repair deteriorated primary ' building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. o If the original material is wood clapboard, for example, then the replacement material must be wood as well. It should match the original in size, the amount of exposed lap and finish. o Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. 2.8 Do not use synthetic materials as replacements for primary building materials. o In some instances, substitute materials may be used for replacing architectural details, but doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass column, the style and detail should precisely match that of the historic model. o Primary building materials such as wood siding and brick should not be replaced with synthetic materials. o Synthetic materials include: aluminum, vinyl siding and panelized brick. o EIFS (synthetic stucco) is not an appropriate replacement for real stucco. The first action must be to confirm whether or not the original siding still exists under the aluminum. If it does, it must be restored to the extent possible. Significantly decayed boards would be replaced in kind. If the original siding is gone or is not salvageable, then the guidelines require that wood siding, which is what would have existed historically, be installed. Hardy plank may not have the same characteristics of wood siding, including texture, bevel/shadow line, or weathering characteristics, and has not been allowed on any dther historic buildings in town. The materials proposed for the new addition include wood siding, shake shingles in the i gaBle ends, a wood shingle roof, and vinyl windows. The following guidelines should be , discussed: 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distiAguishable from the historic building, while also temaining visually compitible witli these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are ali techniques that may be considered to help define a change from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish. 11.8 Use building materials that contribute to a traditional sense of human scale. 1 o Materials that appear similar in scale and finish to those used historically on the site are encouraged. 1 o Use of highly reflective materials is discouraged. , ' During the previous review process, the idea of using a wider exposure on the clapboards was proposed and seemed to be acceptable. The fascia detail on the addition, and the window design are different from the historic resource, which helps to set the addition off as new. HPC must determine if this is an adequate distinction. One issue that staff would like a determination on is the use of vinyl windows. In the past, this has not been allowed because of concerns over the quality of the product. There may be good new products available that the HPC should consider and staff requests that a window corner (a sample) i be provided at the hearing. One other clarification is needed on the proposed material palette. Staff has been provided with a cut sheet that HPC will review at the meeting which shows a solid wood plank door that is proposed to be used on the exterior, however, the drawings only indicate paneled doors and full lite doors, which are likely more appropriate to the historic structure. With the resolution of the issues identified above, the only remaining area for HPC discussion is the variances required for the garage. There is an existing one story, non- historic garage in the location of the proposed new garage. The doors of the existing garaga Tace 6th Street. This is a condition that is discouraged by a number of regulations that are in place now, however, over the course of the previous meetings, HPC indicated general support for maintaining that orientation, and awarding some variances, because it was felt that having the gable end face 6th Street created a more appropriate west elevation on the site than having the gables facing north and south did. The criteria being used below for the setback variance and FAR bonus are from the new ordinance. They are more specific, although not necessarily more restrictive, than what was found in the old code. The variances needed in order to approve the garage as shown on the attached plans are: i a 5 foot rear yard setback variance, a 5 foot west sideyard setback variance, a variance + 1 from a "Residential Design Standard" for garages, a height variance of 3 feet 6 inches and i a floor area bonus of 275 square feet. , Starting with the setback variances, 'the criteria, per Section 26.415.110.C of the Muncipal Code are as follows: HPC must make a finding that the setback 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 Finding: Staff finds that the setback variances are appropriate because they maintain the current location of the garage, in the corner of the property. This is fairly typical of alley buildings on historic properties and provides the greatest possible distance between this detached structure and the historic house. This standard is met and the setback variances should be granted. The criteria for granting a waiver from the "Residential Design Standards." Section 26.410 ofthe Muncipal Code, are: All residential development must comply with the following review standard or receive a variance based on a finding that: A. The proposed design yields greater compliance with the goals of the Aspen area Community Plan (AACP); or, B. The proposed design more effectively addresses the issue or problem a given standard or provision responds to; or, C. The proposed design is clearly necessary for reasons of fairness related to unusual site specific constraints. The standard that is in question is: Standard: PARKING, GARAGES AND CARPORTS. The intent ofthe following parking, garages, and carport standard is to minimize the potential for conflicts between pedestrian and automobile traffic by placing parking, garages, and carports on alleys, or to minimize the presence o f garages and carports as a lifeless part of the streetscape where alleys do not exist. 1. For all residential Allpy. ' uses, parking, garages, and - LÂ»' No. , Yes. 1(1 1 1 carports shall be accessed from an alley or private road Yes. m.15, 0 if one exists. 7 l i.. Street Staff Finding: Staff finds that HPC has previously discussed their opinion on why the gable end, and the garage door, should face the street in this instance, since it is replicating an old pattern. The garage door must be redesigned though, to comply with another "Residential Design Standard" that requires the garage door be designed to look like individual stall doors. The change to the appearance of the door shall be a condition of approval. Staff finds that this standard is met and the garage door should be allowed to face 6th Street. Staff has noted to the applicant during the Conceptual review, that the FAR tabulation they have been providing in the plans is incorrect because they have allowed themselves the exemption for garage/storage areas that is only permitted when the garage is entered from the alley. Because they are not entering from the alley, albeit at HPC's urging, the project is 275 square feet over the allowed FAR. The following standards apply to an FAR bonus, per Section 26.415.110.E: 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 811 applicable design guidelines; and ~ET he historic building is the key element of the property and the -mdition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or ~ij~ The new construction is reflective of the proportional patterns found in the instoric building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or (~An appropriate transition defines the old and new portions of the building; and/or 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. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Response: Council made the detennination that the design review standards applicable to the overall massing and design of the project were met. The HPC's current evaluation is focused on whether those standards related to Final are being addressed sufficiently. If that is found to be the case, then criterion "A" is met. Inappropriate siding is to be removed from the historic house so criterion "C" is met. The applicant is preserving a small historic shed on the site, so criterion "G" is met. A large conifer will be protected on the site (it's removal would not be allowed by the Parks Department in any case) but no other historic landscape features have been protected, and some, including older lilacs, will likely be removed by this plan, so staff does not find that criterion "H" is met to any great degree. Overall, staff finds that HPC has some obligation to assist with the FAR issue created by the garage because the Board have guided its location. However, staff also feels that there are questions as to whether this project meets any of the above criteria "B, D, E, and F," and that there are some ways in which the bonus could be minimized, including the following: 1) The garage could be a single stall garage, 2) The bedroom over the garage could be moved to a basement under the new addition, or 3) The FAR of the new addition could be otherwise decreased to some degree. Staff believes that the second option is important to explore because it has the effect of reducing the FAR by at least 75 square feet, addresses the fact that the garage is over the allowable height limit, an important problem that will be discussed below, and also reduces the overall bulk being added on this property. The project as proposed does not include any basement at all. While that may be seen as a positive with regard to the historic house (where lifting the building can sometimes have negative impacts), it is a missed opportunity on the new addition and means that the entire program is being placed above grade, maximizing impacts on the historic resource. The options available to properly haildle the amount of square footage desired on the site must be explored before anybonus square footage is awarded. The final variance needed for the garage is a height variance. Accessory structures lodated on the rear 1/3 of a lot in this zone district are limited in height to 12 feet, in this casemeasured to a point one third of the way between the spring point and the ridge. The proposed structure is 15' 6" tall at this location, therefore it is 3'6" over the height limit. HPC only has the ability to grant variances to height based on a finding ofhardship. According to Section 26.314.040, in order to authorize a variance from the dimensional requirements' of Title 26, the HPC must make a finding that the following three (3) circumstances exist: 1. The grant of variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Community Plan and this Title; Staff Finding: The AACP does not specifically address this issue. The Land Use Code does support the concept of detached residential structure located along alleys. Staff finds that this standard is met. 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and Staff Finding: There are ways to reduce the height of the garage and still accommodate the desired living space on the site. Staff finds that this standard is not met. 3. Â£iteral interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district, and would cause the applicant unnecessary hardship or practical di#iculty. In determining whether an applicant's rights would be deprived, the board shall consider whether either of the following conditions apply: a. There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not result from the actions of the applicant; or Staff Finding: The property is designated historic and is therefore subject to design review criteria that apply to many, but not every property in this zone district. The height would not be an issue if the garage was physically connected to the main house, because then it would all be considered the "primary structure," however HPC has previously found that to be inappropriate from a massing perspective. While this creates design challenges, staff does not believe that it amounts to a hardship or practical difficulty. Staff recommends a restudy o f the design o f the garage to bring its height into compliance either by lowering the plate ifpossible, or moving the bedroom to a basement location. b. Granting the variance will not confer upon the applicant any special privilege denied by the Aspen Area Community Plan and the terms of this Title to other parcels, buildings, or structures, in the same zone district; and Staff Finding: The applicant has other options to comply with the requirements, therefore this variance would confer a special priveledge. Staff finds that this standard is not met. RECOMMENDATION: Staff recommends that the application for Final Review at 629 W. Smuggler Street be continued to a date certain to answer the following questions: ~. Does the material palette on the new construction provide an adequate distinction between new and old construction? 2. After reviewing a sample of the proposed vinyl windows, do they meet the design guidelines? 3. Where is the solid wood plank door to be used and does it meet the design guidelines? 4.. Are there ways in which the FAR bonus could be minimized, including the following: 4*-44-making-thi.garage_a~single-stalt garage, 2) By moving the bedroom over the garage to a basement under the new addition, or 3) By otherwise decreasing the FAR of the new addition to some degree. 5. Can the garage be restudied to bring its height into compliance with the limit by either by lowering the plate, or moving the bedroom to a basement location? The following could be made conditions of approval: 1. Inform HPC if any new trees or significant shrubs are planned in any location which would obscure views from the street to the historic house. 2. Confirm whether or not the original siding still exists under the aluminum. If it does, it must be restored to the extent possible. If the original siding is gone or is not salvageable, then the guidelines require that wood siding, which is what would have existed historically, be installed. 3. The setback variances needed for the garage meet the review criteria. 4. The "Residential Design Standard" variance needed for the garage meets the review criteria. 5. Thd garage door must be made to look like two doors, per the Residential Design Standards. 6. Information on all venting locations and meter locations not described in the ap~roved drawings shall be provided for review and approval by staff and monitor when the information is available. 7. S~bmit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation. 8. Submit a preservation plan, as part of the building permit plan set, indicating what materials on the exterior of the house are historic, and how those materials, whibli are to b6 retained; will be restored. The requirement is to retaiIVrbpair all ori*inal materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage. 9. No elements are to be added to thd historic house that did not previouily exist. No existing ekterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 10. HPC staff and monitor must approve the type and location of all exterior lightihg fixtures., 4 11. There shall be no deviations from the exterior elevations as approved wfthout first being reviewed and approved by HPC staff and monitor. 12. The preservation plan described above, as well as the conditions of approval will be required to be printed on the cdver sheet of the building permit plan set and all other prints made for the purpose of construction. 13. The applicant shall be required to, provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that All conditions of approval are known and understood and must meet with the Histotic Preservation Officer prior to applying for the building pennit. 14. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a buildihg permit. RECOMMENDED MOTION: "I move to continue the public hearing on 629 W. Smuggler Street, Final review and Variances, to a date certain." Exhibits: A. Staffmemo dated May 8,2002 B. HPC Resolution #36,2002, which has been approved by City Council. C. Relevant Design Guidelines D. Application "Exhibit C, Relevant Design Guidelines for Final Review" 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. o Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. o If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years ofthe project. 4 1.12 Preserve and maintain historically'significant planting designs. o Retaining historic planting beds, landsdape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material accordink to its mature size, to allow for the long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that c6uld interfere with historic structures are inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. ' o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. Site Lighting 1.15 Minimize the visual impacts of site lighting. o Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. Treatment of Materials 2.1 Preserve original building materials. o Do not remove siding that is in good condition or that can be repaired in place. o Only remove siding which is deteriorated and must be replaced. o Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. o Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. 2.2 Protect wood features from deterioration. o Provide proper drainage and ventilation to minimize rot. 0" Maintain protective coatings to retard drying and ultraviolet damage. 2.3 Plan repainting carefully. o Always prepare a good substrate. Prior to painting, remove damaged or deteriorated paint only to the next intact layer, using the gentlest means possible. o Use cOmpatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat. 1 2.4 Brick or stone that was not painteM historically should not be painted. o Masonry naturally has a water-protective layer, or patina, to protect it from the elements. Repair Of Materials 2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. Replacement Materials 2.7 Match the original material in composition, scale and finish when replacing materials On primary surfaces. o If the original material is wood clapboard, for example, then the replacement rhaterial must be wood as well. It should match the original in size, the amount of exposed lap and finish. o Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. 2.8 Do not use synthetic materials as replacements for primary building materials. o In some instances, substitute materials may be used for replacing architectural details, but doing so is not encouraged. If it is necessary to use a new material, such ak a fiberglass column, the style and detail should precisely match that of the historic model. o Primary building materials such as wood siding and brick should not be replaced with synthetic materials. o Synthetic materials include: aluminum, vinyl siding and panelized brick. o EIFS (synthetic stucco) is not an appropriate replacement for rtal stucco. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double- hzing, or at a miftimum, appear to be-so. Match the replacement also in the number ahd position of glass panes. o Matching the original design is particularly important on key. character-defining facades. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex+ profile. Within the window's easing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. Treatment of Architectural Features 6.1 Preserve significant architectural features. o Repair only those features that are deteriorated. o Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair componeiits also may be used. o Removing a damaged feature when it can be repaired is inappropriate. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original Ihaterial. 0 -Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuratioh. ' 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. o Match the original in composition, scale, and finish when replacing materials or features. o If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish, which traditionally was a smooth painted finish. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. o The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation'of the building's heritage. o When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. o Where "scars" on the exterior suggest that architectural features existed, but there is i16 other physical or photographic evidence, then new featured may be designed that are similar in character to related buildings. o Using overly ornate materials on a building for which there is no documentation is inapprÂ®riate. o It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. 6.6 Replacement of missing elements may be included in repair activities. o Replace only those portions that are beyond repair. o Replacement elements should be based on documented evidence. o Use the same kind of material as the original when feasible. o A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material. For example, a fiberglass cornice may be considered at the top of a building. New Additions 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish. Materials 11.8 Use building materials that contribute to a traditional sense of human scale. o Materials that appear similar in scale and finish to those used historically on the site are encouraged. o Use of highly reflective materials is discouraged. 11.10 The imitation of older historic styles is discouraged. o This blum the distinction between old and new buildings. o Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 14.3 Keep color schemes simple. (Advisory) o Using one base color for the building i& preferred. o Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. (Advisory) o ' Using'the color scheme to establish a sense of overall composition for the building is strongly encouraged. 14.5 Develop a color scheme for the entire building front that coordinates all the facade elements. (Advisory) o Choose a base color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly. It can also help your building relate better to others in the district. o The complexity of the accent colors shduld be appropriate to the architectural style of the building. o Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. o Window sashes are also an excellent opportunity for accent color. o Brilliant luminescent or "day-glo" colors are not appropriate. Lighting 14.6 Exterior lights should be simple in character and similar in color aild intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting miist be approved by the HPC. o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. o Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late itt night. o Do not wash an entire building facade in light. o Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls ofbuildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Mihimize the visual impact of light spill from a building. o Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly endouraged. o Lighting shall be carefully located so as not to shine into residential living space, on or offthe property or into public rights-of-way. On-going Maintenance Of Historic Properties 14.9 Use the gentlest means possible to clean the surface of materials and features. o Perform a test patch (in an inconspicuous place) to make sure the' clehning inethod will not damage the surface. Many procedures can have an unanticipated negative effect upon building materials and result in accelerated deterioration or a loss of character. o Harsh cleaning methods, such as sandblasting, can damage the historic materials, make them vulnerable to moisture, accelerate deterioration and change their appearance. Such procedures are inappropriate. o If cleaning is necessary, a low pressure water wash is preferred. Chemical cleaning may be considered if a test patch is first conducted to determine safety. o Also see technical rehabilitation literature published by the National Park Service and available through the Aspen Community Development Department. 14.10 Repair deteriorated primary building materials by patching, piecing- in, consolidating or otherwise reinforcing the material. o Avoid the removal of damaged materials that can be repaired. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. 14.11 Plan repainting carefully. o Note that frequent repainting of trim materials may cause a buildup of paint layers that obscures architectural details. When this occurs, consider stripping paint layers to retrieve details. However, if stripping is necessary, use the gentlest means possible, being careful not to damage architectural details and finishes. o Remember good preparation is key to successful repainting but also the buildup of old paint is an important historic record of the building. The removal of old paint, by the gentlest means possible, should be undertaken only if necessary to the success of the repainting. Remember that old paint is of very good quality and is enviable in today's painting world. o Old paint may contain lead. Precautions should be taken when sanding or scraping is necessary. 14.12 Provide a weather-protective finish to wood surfaces. o The rustic bare-wood look is not a part of the heritage of the historic districts or individual landmark properties. o Painted surfaces are most appropriate. Stains may be accepted in combination with inaterials that give a well-finished appearance. Use water seal to preserve the potch deck. o Riiatic finishes will not be approved. 14.13 Leave natural masonry colors unpainted where feasible. o Where the natural colors of building materials exist, such as with stone or brick, they should be left unpainted. o For other parts of the building that require painting, select colors that will complement those of the natural materials. o If an existing building is already painted, consider applying new colors that simulate the original brick color. o It is also appropriate to strip the paint from a masonry building to expose the natural color of the stone or brick. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. o Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. o If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION DENYING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND PARTIAL DEMOLITION FOR THE PROPERTY LOCATED AT 629 W. SMUGGLER STREET, LOT A AND THE WEST HALF OF LOT B, BLOCK 21, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 36, SERIES OF 2001 WHEREAS, the applicant, Steven St. Clair, represented by Mike Hoffman, of Freilich, Myler, Leitner, and Carlisle, and Cathi Martinez, of JBZ Architects has requested Conceptual Development and Partial Demolition approval for the property located at 629 W. Smuggler, Lot A and the west half of Lot B, Block 21, City and Townsite of Aspen, Colorado. The property is currently listed on the "Inventory of Historic Sites and Structures"; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, N6 approval for partial demolition shall be granted unless the Historic Pre-sdrvation Commission finds fill of the following standards are met: A. The phrtial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. B. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure; and WHEREAS, Amy Guthrie, in her staff report dated August 8, 2001, performed an analysis of the application based on the standards, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting on August 8, 2001, the Historic Preservation Commission considered the application, found the application did not meet thE standa'rds, and was not consistent with the "City of Aspen Historic Preservation Design Guidelines" and denied the application by a vote of 1 in favor and 3 opposed. NOW, THEREFORE, BE IT RESOLVED: That Conceptual Development and Partial Demolition for the property located 629 W. Smuggler, Lot A and the west half of Lot B, Block 21, City and Townsite of Aspeli; Colorado, is not approved. DENIED BY THE COMMISSION at its regular meeting on the 8th day of August, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: 4 - Kathy Strickland, Chief Deputy Clerk PUBLIC NOTICE :1:. ra, DATE TIME ~ 2~ I F PLACE 4 3/ I PURPOSE 1 + - 1 - /f, - . 5 k.* i 1-1 ' f / 0, te- . <Â¥ f : 2 jkAG' . iÂ¢ 1 * / --VIA -il / \ I# ir .: )- EXHIBITr7- 152-Dca [71 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 57* W . 4 al A <Sr , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Wei)% H/rr %-1-4 , 200_.6 STATE OF COLORADO ) ) SS. County of Pitkin ) I, M . C,Ano\INe- b{&bowol~o~ (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) o f the Aspen Land Use Code in the following manner: * 4/ Publication ofnotice: By the publication in the legal notice section of an official paper or a paper o f general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publica46,14attached hereto. J Posting of notice: By posting of notice, whic10fdhn'was obtaine#*om the Community Development Department, whict#vai made o f suita61& waterproof materials, which was not less tharftw6nty-two (22) inch~ wide -L and twenty-six (26) inches high, and which As domposed of letfer~not less than one inch in height. Said notice was AUd at least te<60; days prior to the public hearing and was contirtuousl~4*6fd*ti1~22 day of , 69'ZILI , 2001-' to and including the ciI~MilIe of the public hearing. A photograph of the posted notice (sign) is attached hereto. U~ Mailing of notice. By the mailing o f 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 ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners ofproperty within three hundred (300) feet of the property subject to the development application, and, 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 any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns 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. (continued on next page) Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidentalÂ·to or as part of a general revision o f this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal o f this Title and enactment o f a new land use regulation, or otherwise, the requirement of an accurate survey map or other s,ifficient 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 has been available for public inspection in the planning agency during all business hours for fifteen (15) days - prior to the public hearing on such amendments. : --yx_C-Â«~3O~lj S ignature The foregoing 'Affidavit ofNotice" was acknowledged before me this (##tfay of M ti~ ' 200-2, by 65 lit '2.- *,DEL WITNESS MY HAND AND OFFICIAL SEAL - My coikbission,expifs: 20* AJ DÂ¢ml.(9OZ 20â‚¬ . LL. i GEORGE f Â«\\4/ \ c 0/ 1\ ?2 L_-0,2~2 040,1, r. L-/Wa- 1 14otarr.Public -80 ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTEDNOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL ....... PUBLIC NOTICE RE: 320 W. MAIN ST. HISTORIC LANDMARK LOT SPLIT AND VARIANCES NOTICE IS HEREBY GIVEN that a public liearing will be held on Wednesday, May 8,2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by W. Scott and Mary Caroline McDonald requesting approval for a Historic Landmark Lot Split including a 500 square foot FAR bonus and a waiver of the parking required for the carriage house. The property is located at 320 W. Main St. and is described as Lots N-P, Block 44, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on April 13 2002 City of Aspen Account GOLI) RANDAI. S FARLAND MARISA .1 FISCIIER SISTIE [El'STEIN GH,BERT AND MOLLIE PO BOX 3542 442 W BLEEKER PO BOX 9813 ASPEN CO 8]612 ASPEN CO 81611 ASPEN CO 81612 1-IANSEN WERNER AND HARRIET GROSVENOR DENIS GUERRA DONNA WINTER ERNST & SON INC C/O PO BOX 3071 4220 GLENWOOD AVE ORDINGER WEG 12 ASPEN CO 81612 DALLAS TX 75205 1-IAMBURG GERMANY 22609 JACOBY FAMILY LTD PARTNERSHIP HUGGIN H SCOTT INNSBRUCK HOLDINGS LLC CASPER .1 JACOBY III 449 NW STATE ST 435 E MAIN ST PO BOX 248 BEND OR 97701-2550 ASPEN CO 81611 ALTON I L 62002 JOHNSTON FAMILY TRUST KARP MICHAEL KASI'AR THERESA DOSS 2018 PHALAROPE 3418 SANSOM ST PO BOX 1637 COSTA MESA CA 92626 PINLADELPHIA PA 19102 ASPEN CO 81612 KING LOUISE LLC M D W ENTERPRISES INC KETTELKAMP GRETTA M A COLORADO LIMITED LIABILITY CO COLORADO CORPORATION 3408 MORRIS AVE PO BOX 1467 233 W BLEEKER PUEBLO CO 81008 BASALT CO 81621 ASPEN CO 81611 A . IN SCOTT M MCDONALD FAMILY TRUST NEWKAM CLAIRE M CO PARAMOUNT PICTURES 320 W MAIN ST PO BOX 2808 5555 MELROSE AVE ASPEN CO 81611 ASPEN CO 8 I 6 I 2 HOLLYWOOD CA 90038 POTVIN SALLY ALLEN PRICE DOUGLAS PRICE DOUGLAS L AND VALERIE 320 W BLEEKER ST 8611 MELWOOD RD 861 I MELWOOD RD ASPEN CO 81611 BETHESDA MD 20817 BETI IESDA MD 20817 SAMIOS CAROLE RISCOR INC ROSENTHAL DIANNE SAMIOS NICHOLAS A 2727 N HARWOOD ST #980 PO BOX 10043 P O BOX 867 DALLAS TX 75201 ASPEN CO 81612-7311 WESTMINSTER MD 21158 SCOTT MARY HUGH SAUNDERS MARGAREr W SCIÂ·IELLING RONALD L & L.ORI L C/O RUSSELL SCOTT III & CO LLC 231 ENCINO AVE PO BOX 343 38 SUNSET DR SAN ANTONIO TX 74609 PLAINFIELD 11. 60544-0343 ENGLEWOOD CO 80110-4026 S( GS DAVID C & PHYLLIS R SEALS JOI-[N R & CAROLYN SEVEN SEAS INVESTMENT LLC 36 ERBLUFF PL 4410 MEDICAL DR #400 1017 ELMWOOD AVE MEMPHIS 'IN 38103 SAN ANTONIO TX 78229 WILMETTE IL 60091 2 I 2N SECOND ST LLC Al.(i SlÂ·.6'C)NI) QUAI. li.RS RES TRI,~1 AIl l Ill)[.i)ING COMPANY (il INNISON C/O RICIIARD CORBETT C/O GILDENHORN ALMA L A COLORAI)() CORPONATION 2202 N WEST SHORE BLVD STE 110 2030 241 11 ST NW 435 W MAIN ST TAMPA FL 33607-5749 WAS! iINGTON DC 20008 ASPEN CO 81611 ASPEN HOMEOWNERS' ASSOCIATION ASPEN MAIN El BARKER JACK 1/2 IN'I A COLO NON PROIÂ·IT CORPORATION C/O MR 11 SCI-IMIDT BARKER CARRYN ADRIANNA TRUST I/2 311 W MAIN ST PO BOX 2768 INT ASPEN CO 81611 ASPEN CO 81612 PO BOX 7943 ASPEN CORI 612 BLAU SE[H J BARTON META PACKARD BLEVINS .1 RONALD & PHYLLIS M BLAU JUDITI I 6507 MONTROSE AVE 20320 FAIRWAY OAKS DR #353 3896 DOGWOOD LN BALTIMORE MD 21212 BOCA RATON FL 33434 DOYLESTOWN PA 18901 BRAPMAN STUART REVOCABLE TRtJST BLONIARZ JOHN W & DONNA L BROWDE DAVID A BRAFMAN LOTTA BEA REVOCABLE 1839 N ORLEANS ST 176 BROADWAY TRUST CHICAGO IL 60614 NEW YORK NY 1()038 5630 WISCONSIN AVIS - APT 401 Cl IEVY CHASE MD 20815 CI IAMBERS PI. rE/SEND TAX BILI.S TO C CREEK PROPERTIES MGMT LP CARINTHIA CORP DOUGLAS PRICE 1717 MAIN ST STE 5200 45 E LUPINE DR 8611 MEI.WOOD DALLAS TX 75201 ASPEN CO 81611 BETHESDA MD 20817 CHISHOLM ED]Tl-11/2 INT CITY OF ASPEN CLICK JANE 205 W MAIN ST 130 S GALENA ST 333 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 COLORADO AZURE LTD COLORADO MOUNTAIN NEWS MEDIA COMCOWICH WILLIAM L PO BOX 1 1 236 500 DOUBLE EAGLE CT 420 W MAIN ST ASPEN CO 81612 WASLIOE NV 89511 ASPEN CO 81611 CONDER CANDIDA E CRETE ASSOCIATES LP CROWLEY SUE MITCHELL 19816 GRAND VIEW DR 3418 SANSON Sri. 409 S GREENWOOD AVE TOPANGA CA 90290-3314 PHILADELPHIA PA 19104 COLUMBIA MO 65203 CRUSIUS FRANKLIN G DE WOLF NICHOLAS DEREVENSKY PAULA CRUSIUS MARGARET J 233 W BLEEKER ST 1 128 GRAND AVE 5855 MIDNIGHT PASS RD APT 507 ASPEN CO 81611 GLENWOOD SPRINGS CO 81601 SARASOTA FL 34242 D EVF DEROSE VINCENT DOBBS JOHN C & SARA F 12 14TH AVE I 209N 14'11-1 AVE PO BOX 241750 MELROSE PARK IL 60160 MELROSE PARK IL 60160 MEMPHIS TN 38124 SHEEI IAN WILLIAM .1 ANI) SH.VERS-1-!IN 1'1111.IP SIMON I,Ol JIS & Ell,ELEN SHEEHAN NANCY E SI[,VERSTEIN ROSALYN 1576 CLOVEREY I.N 10 GOLF VIEW LN 25 KNOLLS CRESCENT RYDAL PA 19046 URANKFORT IL 60423 BRONX NY 10463 SLOVITER DAVID SI.OVITOR DAVID & ELAINE SMI-rl I CHRISTOPHER SLOVITER ROSALIE 1358 ROBIN HOOD RD 234 W HOPKINS AVE 1358 ROBINHOOD RD MEADOWBROOK PA 19046 ASPEN CO 81611 MEADOWBROOK PA 19046 STEVENS LESLEY 4.25% INT SMITH DEBORAH SNYDER GARY STEVENS BRUCE 95.75% INT 234 W HOPKINS AVE 8324 BROODSIDE RD 214 W BLEEKER ST ASPEN CO 81611 ELKINS PARK PA 19027 ASPEN CO 81611 STROMBERG. ARTHUR H. AND STRANDBERG JOHN J & JAN E T TAD PROPERTIES LTD LIABILITY CO STROMBERG. FREDNA C. 1200 MAIN ST #LBBY PO BOX 9978 145 BRIDGE ROAD KANSAS CITY MO 64105-2100 ASPEN CO 81612 HILLSBOROUGH CA 94010 TAD PROPERTIES LTD LLC TEMPKINS HARRY THALBERG KATHARINE TOWNE CENTRE PROPERTIES LLC TEMPKINS VIVIAN 221 E MAIN ST 323 W MAIN ST #301 420 LINCOLN RD STE 258 ASPEN CO 81611 ASPEN CO 81611 MIAMI BEACH FL 33139 TORNARE RENE TWIN COASTS LTD TYROLEAN LODGE LLC 308 W HOPKINS AVE 1 ID WC ST STE 1901 200 W MAIN ST ASPEN CO 81611 SAN DIEGO CA 92101 ASPEN CO 81611 WALGREEN JOANNE WEISE RICHARD H WHYTE RUTH 2258 N FREMONT 5451 NE RIVER RD #503 PO BOX 202 CHICAGO IL 60614 CIHCAGO IL 60656 ASPEN CO 81612 WILLE O LOUIS & FRANCES LYNETTE WILLIAMS DAVID & BONNIE JO WOLOFSKY MOIRA 50% INT 32% INT 222 W HOPKINS AVE APT 5 129 CLARENDON AVE 200 W MAIN ST ASPEN CO 81611-1757 PALM BEACH 11 33480 ASPEN CO 81611 PUBLIC NOTICE RE: 320 W. MAIN ST. HISTORIC LANDMARK LOT SPLIT AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 8,2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by W. Scott and Mary Caroline McDonald requesting approval for a Historic Landmark Lot Split including a 500 square foot FAR bonus and a waiver of the parking required for the carriage house. The property is located at 320 W. Main St. and is described as Lots N-P, Block 44, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on April 13 2002 City of Aspen Account