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AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING February 25, 2015 5:00 PM City Council Meeting Room 130 S. Galena St. 130 S Galena Street, Aspen I. SITE VISITS II. INTRODUCTION (15 MIN.) A. Roll call B. Approval of minutes C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items III. OLD BUSINESS A. None. IV. NEW BUSINESS A. 229 West Smuggler/426 N. Second- Final Major Development, PUBLIC HEARING (5:10) B. 211 E. Hallam Street- Aspenmodern Negotiation For Voluntary Landmark Designation, Conceptual Major Development, On-Site Relocation, And Variances (6:00) V. ADJOURN Next Resolution Number: Resolution #9, 2015 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation ( 5 minutes) Board questions and clarifications ( 5 minutes ) Applicant presentation ( 20 minutes ) Board questions and clarifications ( 5 minutes ) Public comments (close public comment portion of hearing) ( 5 minutes ) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes ) HPC discussion ( 15 minutes ) Motion ( 5 minutes ) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 1 Chairperson, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were Patrick Sagal, John Whipple, Jim DeFrancia, Sallie Golden, Bob Blaich and Gretchen Greenwood. Nora Berko was absent. Staff present: Debbie Quinn, Assistant City Attorney Amy Simon, Preservation Planner Kathy Strickland, Chief Deputy Clerk MOTION: Willis moved to approve the minutes of January 28, 2015; second by Gretchen. All in favor, motion carried. Bob will recuse himself on 530 W. Hallam Sallie will recuse herself at 232 E. Bleeker John will recuse himself at 530 W. Bleeker Limitations on variations to the land use code requirements Chris Bendon, Community Development Director presented The code amendment is regarding variations that an applicant can receive through the city process regarding height and floor area and level of affordable housing mitigation that is required. We feel it is important to exempt properties that are requesting designation from this set of limitations especially the Aspen Modern program. To push that to a public vote might damage the program. We would also like to reassign the duties of the Board of Adjustment that rarely meets. They review decisions on hardship variances and we would like to reassign those duties to the Planning & Zoning and the Historic Preservation Commissions. This would be more of a process cleanup. Sallie said the variance process was put in place for a reason to give people a fair hearing on being able to ask an appeal to the code. To make the variance onerous through costs, time frame you are not giving a fair avenue to get a variance. We voted for the City Council to put our trust in them. I would not support the ballot question that is proposed for May and would prefer to leave the code as is. P1 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 2 Jim said every piece of property is unique. Variances become critical to the public interest and the proper use especially historic preservation and the character of the community and any restriction on the ability to grant variances is fatal to the program. We elected council to make those decisions not the public vote. John said to amend the code for the current elected officials vs leaving it as is is self correcting. John said he is in favor of not changing the code. Patrick pointed out that the comments came from developers. Jim said we are on this board as citizens and to presume a bias because of ones professional application is preposterous. Sallie said we were not appointed to this board because of what our professions are. It was because of our experience in the area of historic preservation. Sallie said she is not a developer. Patrick said he did historic preservation as an archeologist. John said the interviews were very fair and went by the process of the law. Chris said his commentary will be from the members that were placed on this board. John said we are all here because we care about this town. Willis said he generally agrees in the direction that staff is going in. HPC should probably be exempt from the code amendment. I would not recommend pushing variances into a public vote. The code amendment is the right venue. Bob said if we had something that had to go to a vote at the time he was on Planning & Zoning nothing would get done. Bob said he would support Chris’s position. 110 E. Bleeker Street – Conceptual Major Development, Demolition and Variances, Continue public hearing to March 11th Debbie said the notice for 110 E. Bleeker is in order. Exhibit I P2 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 3 MOTION: Willis moved to continue 110 E. Bleeker to March 11 th ; second by Bob. All in favor, motion carried. 202 N. Monarch Street Subdivision, Final Major Development, Public Hearing Debbie said the affidavit of posting is in order and the applicant can proceed. Exhibit I. Amy said this is an infill project behind the Jerome professional building and behind the Blue Vic facing Bleeker Street. The property is landmarked because it was once part of the lot where the Blue Vic is located so there is HPC purview over it. This lot is zoned mixed use and the applicant could have chosen to do a more commercial style development with almost twice the size of the FAR than what we are seeing. The proposal is for a duplex and it is very contemporary in character and staff supports it because it is a good transition between the flat roof commercial structure running down Mill Street and the scale and massing of the residential properties in the West End. The applicant will have vested rights for three years. Joseph Spears, S2 architects Bill Guth, applicant Monique Spears, landscape architect Joseph said they have not adjusted the plans that much. We have created a thinner link and we have stepped down in scale so the front elevation is two or three feet below the height limit which is 25 feet. The height of the Mill Street building is 32 feet. We have a driveway between our unit and the Blue Vic. The streetscape design will have planted trees and we will link that into the Blue Vic sidewalk. The materials are a dark brick with a contrasting wood. The small scale duplex will be in the front and the larger one in the back. We will use light colored wood and grey brick for the main level. The window system will be a clad window system with wood on the inside and concrete paving surfaces to match the sidewalk. Monique said we will have a quiet and suble sidewalk. We will have a nice buffer between the Blue Vic with grass and perennials in front. The stairs provide access to the front and the garage. The fence is a slotted wood. Along the walkway there is recessed hooded lighting. P3 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 4 Joseph said the windows will be metal clad. There is a 25 foot grade change. Gretchen said this is a beautiful project and the mass and scale is a perfect transition between the west and what is happening with Mill Street. Chairperson, Willis Pember opened the public hearing. There were no public comments. The public hearing was closed. Willis summarized the issues: Materials Fenestration Exterior lighting Landscape plan Willis reiterated that this is a great project but the materials are a little maintenance intensive. A lot of wood causes routine finishing. It is a sensitively designed project. The material samples are different than the rendering which has a lot of variations. Joseph said we were thinking of mixing and matching the materials. Gretchen said the rendering shows the texture. The wood fence will change colors over the years. Patrick said the wood will be natural and not treated. I would suggest picking a wood from the same environment as we have here. Sallie said she supports the project. She would support whatever brick they pick because it shows the texture and the applicant knows what they are doing. Jim said they have done a good job with the project. Bob said he studied the project and it is a very difficult site and this is an exciting project and a commendable project for the site. P4 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 5 MOTION: Willis moved to approve resolution #6; second by John. All in favor, motion carried 7-0. Roll call vote: Jim, yes; Bob, yes; Sallile, yes; John, yes; Gretchen, yes; Patrick, yes; Willis, yes. 232 E . Bleeker – Final Major Development, Public Hearing Sallie recused herself. Debbie said the affidavit of posting is in order and the applicant can proceed, Exhibit I Exhibit II new elevations Amy said this project is an addition to a Victorian house that is done in a contemporary style and is on a corner lot. Staff had concerns with the contemporary shape; however, HPC didn’t. The addition is low in height and doesn’t tower over the Victorian. Staff wants to emphasise the need to connect to the Victorian. The Victorian house is very simple in its material palate. It is painted wood with a wood shingle roof and a little bit of brick on the chimney. We would like that to reflect onto the addition and see a simple addition. Our recommendation was a restudy of the materials and fenesetration. The windows have been simplified. For the most part the addition is a wood siding but there is a ceramic tile proposed that is meant to have some connection to board concrete and staff doesn’t support that because we feel it is too much of a rough material in this particular context. Our recommendation is to simplify. The new drawing also indicates that the skylight has moved close to the house and we hope that it has a low profile and looks more like a lightwell in appearance. The applicant has mentioned a metal fence or wood fence. Staff doesn’t have a problem having a fence around the property but we would lean toward wood as the material. Staff recommends continuation. Willis said the three siding materials are wood, ceramic tile and concrete panels. Amy said it is not only the materials it is also the rain screening which we feel should be simplified. We would love to see them move through the process if the board is comfortable. Kim Raymond, architect P5 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 6 We now only have two materials, wood siding on the Victorian. The siding on the majority of the addition will be white wood 4 inch butt jointed so that it looks a little different. The link will be a linear tile matt smoothe finish (basalt tile) and this will also be for the elements in the back. The windows are more in proportion with the double hung in the Victorian. The stair element is white wood behind the louvers which are stained grey to let light in. The modern unit in the back does not compete with the Victorian because it is set so far back. The city removed the two cottonwoods in the front but they will be putting them back. They skylight now looks like a window well and it will have plantings around it. From the street elevation you won’t see the skylight. Stan Clauson from Stan Clauson & Associates Stan said they were brought on board to look at the landscaping. The skylight has been moved adjacent to the building. Around the building no tall shrubs have been introduced. There are dward irus, fescue, black eyed susans and cat mint and there are some dogwoods adjacent to the outdoor patio area. The fence is an optional element. The intent to was to have a low transparent fence similar to the one on the adjacent property next door which happens to be a wrought iron fence. If HPC thinks the wrought iron is not an appropriate material across the street there is a wood transparent fence. The fence decision could be made by staff and the monitors. The paving material will be concrete z block pavers. Chairperson, Willis Pember opened the public hearing. There were no public comments. The public hearing was closed. Willis identified the issues: Can the board go forward with the changes submitted Corner fence to be approved by staff and monitor during construction Ceramic tile Glass handrail Lighting Fenestration Willis said this feels like a mid block development and doesn’t reflect the corner condition. The material reduction and material choices are good. Willis said he would prefer the basalt stone with little texture. Possibly add more joints. The fence being addressed with staff and monitor is OK. The preference would be a iron glass railing that is transparent on the resource. P6 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 7 John said he is in favor of the project and the rain screen luvered architectural feature on the outside of the windows. Gretchen said the materials are as good as they can be for the project. The skylight on the east side is a mistake and I wouldn’t support it. That is an historical resoration and the skylight goes against the restoration of Victorians. Shrubbery is never going to cover it up. In the winter you will see it. Patrick said he agrees with Gretchen on the skylight. No fence would be a better direction. Amy said the basalt stone is a better choice than the formed concrete stone. Staff feels the rain screen adds a complication to the building. John said the project is very close and hopefully we can come to a resolution tonight. Bob said he doesn’t have a problem with the skylight. The skylight makes for a more livable space. It is not a detriment to the overall plan. The basalt stone is a good solution with the matt finish. Jim said he would endorce moving forward with the project. The skylight is OK and the basalt stone is a good improvement. The new addition is done in a fashion that does not overwhelm the historic house. The basalt is a ceramic tile. Kim said if we can use the real stone we will do that in the same kind of smoothe mat finish. Willis said staff and monitor can work with the applicant on the stone. MOTION: Willis moved to approve resolution #8 with the following conditions: Fence to be approved by staff and monitor during construction; Approve the basalt ceramic tile that was presented with the option for real basalt stone to be decided by staff and monitor. Glass guardrail to be low iron. The skylight and screening are approved. Standard conditions will be included in the resolution. Motion second by Jim. P7 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 8 Roll call vote: Jim; yes; Bob, yes; John, yes; Gretchen, no; Patrick, no; Willis, yes; Motion carried 4-2. 530 W. Hallam Street – Conceptual Major Development, On-Site Relocation, Historic Landmark Lot Split and Variances, Public Hearing cont’d from Jan. 28 th , 2015 Bob recused himself John recused himself Amy said this is a 9,000 square foot corner lot in the West End with a Victorian building on it that has additions on two sides of it. The lot will be split approximately in half. The Victorian will remain on the corner on a slightly smaller lot and the interior lot will have a new home built on it. The historic lot split has been helpful as it takes pressure off the building and puts the square footage into a separate structure. There were a few things that caused continuance; the status of trees; restudy the massing in the front of the new house and restudy the connector. Staff recommends approval. Two trees can now be removed, one in front and one on the side. The trees are not in good health and are crowding the other trees. Staff is recommending approval with the 500 square foot bonus. The house is going to be stripped back to its original form. There are also a few setback variances, two below grade and they are one foot shy of the combined side yard requirement on the new house. RDS variances are also needed. The linking element on the new house is a little wider than the requirement but staff feels this is acceptable because of the tree issues and it will not be visible. The Victorian will be picked up and a basement built underneath. The garage meets the setbacks. Kim Raymond, architect Kim said the stairs are on the interior now and the windows are simplified to lessen the glass. The Victorian will be moved forward on the lot to be more in line with the other historic cabins at the other end of the block. The Victorian house will be eleven feet back. When the tree is removed it will open up the view to the new house. We took a little more square footage out of the Victorian and moved it over to the other building in order to make the adjustment to the stairs. The front of the Victorian will be taken back to its original state. The stair tower on the Victorian has been revised. We took square footage out of the Victorian and moved it over to the other building to make the adjustment to the stairs. The Victorian will be brought back to P8 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 9 its original state. We will replicate everything on the photograph as close as we can. The link is longer and there are no windows on the stairwell that face the street. We also simplified the fenestration on the new addition and there is a very simple gable shape. The front gable of the new house is shorter than the gable on the Victorian. Willis inquired about the materials. Kim said the link will be a different material and not wood. I like a similar color palate on the Victorian and new home. There will not be a contrasting color. There will be wood shingles on the Victorian and asphalt shingles on the addition to the Victorian. Chairperson, Willis Pember opened the public hearing. There were no public comments. The public hearing was closed. Willis summarized the issues: Mass and Scale FAR bonus Setback variances 5 foot rear setback 1 foot variance for the combined Willis commented that the project is much improved and thanked the applicant for addressing the stair and making the FAR smaller. The packet did include neighborhood photos and that is good. One concern is the fenestration. In the presentation you claimed that the double hung windows matched the resource in size on the west elevation and they really don’t. The proportions are all different. The living room windows are the smallest and awkward. I would recommend studying the west elevation of the addition to the Victorian. I also support the variances. There needs to be more considerate composition. Gretchen said the addition should look well composed just like the historic resource. I still feel the massing on the addition is very large in respect to the Victorian. The stair is good between the two buildings. Part of the detailing of the Victorian is the beautiy of the fascia, the thinness of it. That should be represented in the drawings so you understand the scale. Regarding the new structure possibly eliminate the gable on the front due to the amount of glass. When that glass is lit up at night it will be quite bright. P9 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 11, 2015 10 My comments do not need to hold up the process. Patrick said he appreciates the changes especially the pitched and gabled roofs giving a continuity if historic character to the neighborhood. The stairs without the windows are appropriate. The two story mass on the west wall of the addition should be broken up so that it isn’t so massive. Kim said she can address the roof line and pull it back around 6 inches. Gretchen said the applicant is working with our suggestions. Jim said the project has improved especially the stair element. The tree issue is resolved with the Forester and I am in favor of the variances, bonus, mass and scale of the project. I also agree that the west wall needs restudied. MOTION: Willis moved to approve Resolution #8 with the condition that the offset plain of the west wall of the new addition be addressed. That area is the master bath. Motion second by Jim. All in favor, motion carried 4-0. Roll call vote: Jim, yes; Willis, yes; Gretchen, yes; Patrick, yes. MOTION: Willis moved to adjourn; second by Jim. All in favor, motion carried. Meeting adjourned at 8:00 p.m. Kathleen Strickland, Chief Deputy Clerk P10 II.B. C:\Program Files (x86)\Neevia.Com\Document Converter\temp\6368.doc 2/20/2015 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 332 W. Main 1102 Waters 1006 E. Cooper 100 E. Main 417/421 W. Hallam 602 E. Hyman ________________________________________________________________________________________________ Bob Blaich Lot 2, 202 Monarch Subdivision ________________________________________________________________________________________________ Jim DeFrancia 435 W. Main, AJCC 420 E. Cooper 420 E. Hyman 407 E. Hyman Rubey Park Sallie Golden 206 Lake 114 Neale 514 E . Hyman 212 Lake 400 E. Hyman 517 E. Hyman (Little Annie’s) Hotel Aspen Gretchen Greenwood 28 Smuggler Grove ________________________________________________________________________________________________ Willis Pember 204 S. Galena Aspen Core 514 E. Hyman 120 Red Mountain 233 W. Hallam 101 E. Hallam 407 E. Hyman Patrick Segal 204 S. Galena 623 E. Hopkins 701 N. Third 612 W. Main 206 Lake 212 Lake Holden Marolt derrick John Whipple Aspen Core 201 E. Hyman 549 Race 208 E. Main 420 E. Cooper 602 E. Hyman Hotel Aspen 610 E. Hyman 301 Lake P11 II.F. HPC Review 2.25..2015 229 W. Smuggler Page 1 of 13 FINAL MAJOR DEVELOPMENT MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 229 W. Smugger/426 N. Final Major Development- PUBLIC HEARING DATE: February 25, 2015 ________________________________________________________________________ SUMMARY: 229 W. Smuggler/426 N. Second is a duplex on a historic landmark lot. 229 W. Smuggler is a Victorian era home, built in 1888 and 426 N. Second was added in the 1970s . Both units are in the same ownership. In January, HPC granted Conceptual approval for demolition of the non-historic construction on the site and replacement with a one story addition along the east side of the property and a new detached home in the southwest corner of the site. Staff recommends Final design approval, with conditions outlined in this memo. APPLICANT: 229 W. Smuggler LLC and 426 N. Second LLC, represented by Haas Land Planning, CCY Architects and Bluegreen. PARCEL ID: 2735-124-17-031 and -032. ADDRESS: 229 W. Smuggler and 426 N. Second Street, Units A and B, Second and Smuggler Subdivision, City and Townsite of Aspen, Colorado. ZONING: R-6. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan 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. Staff Response: A list of the relevant design guidelines for this Final review is attached as “Exhibit A.” P12 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 2 of 13 Staff finds this project to be a successful proposal that restores the Victorian and expands the living space on the property in a sensitive manner. We have recommended numerous conditions of approval to ensure that the details of the project are consistent with the design guidelines. The Final drawings include notes indicating restoration work that is proposed. The applicant proposes to re-use the existing stone base on the Victorian as veneer for the new foundation. This is standard practice for HPC projects. The existing stone foundation however is painted. As a condition of approval, staff recommends that the stone either be stripped of paint before re-installation, or the interior face of the stone, which would be unpainted, be used instead (see guidelines 2.4 and 14.3). The application proposes replacement of the existing, non-historic railing at the front porch, as shown below left. The design of the railing on the porch deck must be restudied to match the historic design shown below right. Staff is unsure if the handrail shown below right is original or not. It appears to be Victorian, however it is not in the two 1960s era available photos of the house. The photo below is 1980. Staff assumes the handrail pictured is not original and should not be matched. We do not have a historic photo that we believe shows the front porch unaltered from the original design. Staff assumes that the porch on 229 W. Smuggler did not have handrails originally, based on comparisons to other similar Victorians in Aspen. In addition, we believe that the stair risers were as wide as the porch, seen in the right hand photo on the following page, and not narrower, as shown in the proposed elevation on the following page. P13 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 3 of 13 A similarly sized Victorian with an inset porch and wide stair with no railing is shown below. Staff recommends that the project be amended to match these stairs, and the architect work with the Building Department to determine if handrails can be omitted, which is typically an option if the porch deck is no more than 30” above grade. (See guidelines 5.1 and 6.4). P14 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 4 of 13 The application proposes the replacement of the existing shingles in the gable ends with clapboards. Staff recommends against this since the original design (shown at right in 1963 and maybe still in place today) was alternating bands of fishscale shingles and clapboards. The application also proposes replacement of the original windows, which does meet the design guidelines (see 3.1 and 3.8). The existing windows should be repaired, including new glazing putty and weatherstripping to reduce air infiltration. Interior storm windows can be added to achieve a similar R value as new windows would create. Regarding the restoration of the original roof, the architect is asked to specify the use of a painted or galvanized flashing. Any proposed gutters and downspouts require review. The chimney, which is to be restored, appears larger in the proposed elevations than the original/existing design. Each face of the original/existing chimney is approximately two bricks, or a total of 18” wide. The chimney is drawn about twice that size and needs to be corrected so there is no misunderstanding during construction. Regarding the alterations proposed to the Victorian, at Conceptual the architect was required to restudy two aspects of the project for Final review; reduce the size of the northeast lightwell (by the historic porch) to the minimum required by building codes and eliminate or minimize the exterior stair on the north face of the side addition. Both of these changes are accomplished in the attached proposal. The new elements being added directly to the Victorian (an addition on the east side and dormer at the rear) are shown as sided with channel lapped siding, which will be related to the Victorian clapboard, but not installed in the same manner. This is a simple way to distinguish the work as new. The addition and dormer are proposed to be roofed with rheinzink, which is the primary P15 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 5 of 13 material for all the rest of the new construction. Staff recommends that the dormer and side addition be roofed with wood shingles, like the house, so that the distinction between old and new is more subtle in these sensitive locations. At the rear of the Victorian, a hole will remain after the existing addition is removed. The hole is to the left of the red line seen below. The proposal is to install a large pair of sliding doors in this area, removing additional wall surface and removing a window that may be original. Staff recommends this opening be restudied and reduced in size. The size of the glazing is out of character with the Victorian and visible from the street. A reduced opening that fills in just the area that has previously been removed is more appropriate (see guideline 3.2). Since Conceptual, the applicant has added a trellis structure along the alley, between the new unit and the garage. Several beams span the space, with a retractable awning that can be pulled across for shade. Staff finds this diminishes the detached nature of the two units and should be removed. The applicant proposes to side most of the new construction in rheinzink, which will weather to a natural gray color. The applicant is asked to provide samples to ensure that the material will not maintain a bright or reflective quality. The applicant has provided a landscape plan for Final review. Currently, the site is primarily sod, stretching out to the street curb. There are substantial cottonwood trees along both street frontages. Some older lilacs sit along the east property line. The 1961 photo shown on the next page illustrates the character of the landscape on the property. P16 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 6 of 13 The proposed plan indicates some work that is past the private property line and into the public right of way, where the cottonwoods stand. Staff has consulted with Engineering and Parks. The proposal to install lighting in the right of way is not supported. The walkways to the houses will need to be limited to the necessary pathway and cannot include paved areas for seating, artwork, etc., as suggested along the path from Second Street to the new unit. Planting of perennials in the right of way is not supported because it changes the character of the planting strip and appears to privatize public property. These proposals will not be approved in the building permit process. On the private property, staff finds some of the work to be in conflict with the guidelines, primarily in the foreground of the Victorian. We do not have the same concerns with the landscape proposal in front of the new unit, or in the back yard. First, we do not support the installation of a continuous stone curb defining the property line. This is not a traditional landscape element of the Victorian period and staff finds it to be out of context with the historic structure (see guidelines 1.10 and 1.13). The applicant likens this to a fence however it i6 inches tall which does not function as a traditional fence. A fence is something that was used in the Victorian landscape to prevent escape and/or entrance into the private property. A true fence could be appropriate for this property. P17 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 7 of 13 Generally, we find the formality of the shrubs planted in a linear fashion at the entry to the Victorian to be a modern approach that contrasts with the traditional yard and is best reserved for the rear of the site or the area around the new unit. Because the steps to the front porch are to be redesigned to be wider than shown in the proposed plans, the entry path, and a minimal landing at the base of the steps, should be restudied as a condition of approval. HPC has typically not allowed path lighting leading to a Victorian, instead expecting that lighting associated with the front porch is adequate and historically appropriate (see guidelines 14.6 and 14.7). Staff recommends the path lighting be deleted from this area and also on the east side of the porch. Lighting for the proposed east patio will be available from the front porch as well as from a fixture that is shown on the north side of the addition to the Victorian. =============================================================== STAFF RECOMMENDATION: Staff recommends HPC grant Final Major Development with the following conditions: 1. Per HPC Resolution #1, Series of 2015, the following setback reductions have been granted: • An east sideyard setback reduction of 5’, above and below grade, for the garage. • A rear yard setback reduction of 5’ for the garage, at the basement level. • A rear setback reduction of 4’, above and below grade, for the new unit. • A reduction of the minimum required distance between buildings of 6’7” at the basement level only. and a waiver of the Residential Design Standard related to Build-to line. 2. Per HPC Resolution #1, Series of 2015, a report from a licensed engineer, architect or housemover demonstrating that the structure can be moved, and the method for moving and protecting the structure, must be submitted with the building permit application. In addition the applicant must provide a bond, letter of credit or cashier’s check in the amount of $30,000 to be held by the City during the duration of the relocation process. 3. The existing stone at the base of the Victorian is to either be stripped of paint before re-installation as the foundation veneer, or the interior face of the stone, which would be unpainted, should be used instead. 4. The design of the railing on the Victorian porch deck must be restudied to match the historic design. 5. The risers to the front porch are to be the full width of the porch deck. P18 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 8 of 13 6. Work with the Building Department to determine if handrails to the front porch of the Victorian can be omitted, which is typically an option if the porch deck is no more than 30” above grade. 7. Retain the historic pattern of clapboards and fishscales in the gable ends of the Victorian. 8. The existing windows may not be replaced and should be repaired, including new glazing putty and weatherstripping to reduce air infiltration. Interior storm windows can be added to achieve a similar R value as new windows would create. 9. In the building permit, specify the use of a painted or galvanized roof flashing on the Victorian. Any proposed gutters and downspouts require review and approval by staff and monitor. 10. Ensure that the historic chimney is reconstructed to the correct dimensions. 11. The dormer and side addition to the Victorian are to be roofed with wood shingles, like the house, so that the distinction between old and new is more subtle in these sensitive locations. 12. Reduce the new glazing on the rear of the Victorian to a size that is closely related to the opening that will remain after the non-historic unit is removed. The design of this door is to be reviewed and approved by staff and monitor. 13. The trellis/awning between the new unit and garage are not approved. 14. The applicant is asked to provide samples to ensure that the rheinzink material will not maintain a bright or reflective quality. 15. Remove the proposed lighting, and perennials from the right of way and limit paths to both homes to what is necessary, not including paving for placement of artwork, etc. on public property. 16. Remove the stone curb from the landscape plan. 17. Restudy the entry path to the Victorian related to the redesign of the front porch steps, for review and approval by staff and monitor. 18. Remove the path lighting leading to the Victorian porch and the site lighting on the east side of the porch. EXHIBITS : Resolution #__, Series of 2015 Exhibit A: Design Guidelines Exhibit B: Application P19 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 9 of 13 Exhibit A: Relevant HPC Design Guidelines for 229 W. Smuggler, Final review 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. 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. Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. 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. 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. Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. Reserve the use of exotic plants to small areas for accent. Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. It is not appropriate to plant a hedge row that will block views into the yard. 1.15 Minimize the visual impacts of site lighting. Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. P20 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 10 of 13 1.16 Preserve historically significant landscape designs and features. This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and sidewalks in the public right-of-way. 2.4 Brick or stone that was not painted historically should not be painted. Masonry naturally has a water-protective layer, or patina, to protect it from the elements. 3.1 Preserve the functional and decorative features of a historic window. Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operation and groupings of windows. Repair frames and sashes rather than replacing them, whenever conditions permit. Preserve the original glass, when feasible. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. Greater flexibility in installing new windows may be considered on rear walls. Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. 5.1 Preserve an original porch. Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. Expanding the size of a historic porch is inappropriate. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. P21 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 11 of 13 The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. 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. 7.4 A new chimney should be the same scale as those used historically. A new chimney should reflect the width and height of those used historically. 7.5 Preserve original chimneys, even if they are made non-functional. 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. Replacement materials should be similar to those used historically on comparably styled buildings. If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. Flashing should be in scale with the roof material. If copper flashing is to be used, it should be treated to establish a matte, non- reflective finish. 9.5 A new foundation should appear similar in design and materials to the historic foundation. On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 10.4 Design a new addition to be recognized as a product of its own time. An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. The new materials should be either similar or subordinate to the original materials. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. Roof materials should have a matte, non-reflective finish. 11.8 Use building materials that contribute to a traditional sense of human scale. P22 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 12 of 13 Materials that appear similar in scale and finish to those used historically on the site are encouraged. Use of highly reflective materials is discouraged. 11.9 Use building components that are similar in size and shape to those of the historic property. These include windows, doors and porches. Overall, details should be modest in character. 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 Aspen's history are especially discouraged on historic sites. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. Unshielded, high intensity light sources and those which direct light upward will not be permitted. Shield lighting associated with service areas, parking lots and parking structures. Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. Do not wash an entire building facade in light. Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. 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. 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. 14.13 Leave natural masonry colors unpainted where feasible. Where the natural colors of building materials exist, such as with stone or brick, they should be left unpainted. For other parts of the building that require painting, select colors that will complement those of the natural materials. P23 IV.A. HPC Review 2.25..2015 229 W. Smuggler Page 13 of 13 If an existing building is already painted, consider applying new colors that simulate the original brick color. It is also appropriate to strip the paint from a masonry building to expose the natural color of the stone or brick. P24 IV.A. HPC Resolution #__, Series of 2015 Page 1 of 3 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 229 W. SMUGGLER AND 426 N. SECOND STREET, UNITS A AND B, SECOND AND SMUGGLER SUBDIVISION , CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #__, SERIES OF 2015 PARCEL ID: 2735-124-17-031 and -032 WHEREAS, the applicant, 229 W. Smuggler LLC and 426 N. Second LLC, represented by Haas Land Planning, CCY Architects, and Bluegreen, has requested Final Major Development approval for the property located at 229 W. Smuggler and 426 N. Second Street, Units A and B, Second and Smuggler Subdivision, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, HPC reviewed the project on February 25, 2015. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Final Major Development approval for 229 W. Smuggler and 426 N. Second Street, Units A and B, Second and Smuggler Subdivision, City and Townsite of Aspen, Colorado with the following conditions: 1. Per HPC Resolution #1, Series of 2015, the following setback reductions have been granted: • An east sideyard setback reduction of 5’, above and below grade, for the garage. • A rear yard setback reduction of 5’ for the garage, at the basement level. • A rear setback reduction of 4’, above and below grade, for the new unit. • A reduction of the minimum required distance between buildings of 6’7” at the basement level only. and a waiver of the Residential Design Standard related to Build-to line. P25 IV.A. HPC Resolution #__, Series of 2015 Page 2 of 3 2. Per HPC Resolution #1, Series of 2015, a report from a licensed engineer, architect or housemover demonstrating that the structure can be moved, and the method for moving and protecting the structure, must be submitted with the building permit application. In addition the applicant must provide a bond, letter of credit or cashier’s check in the amount of $30,000 to be held by the City during the duration of the relocation process. 3. The existing stone at the base of the Victorian is to either be stripped of paint before re- installation as the foundation veneer, or the interior face of the stone, which would be unpainted, should be used instead. 4. The design of the railing on the Victorian porch deck must be restudied to match the historic design. 5. The risers to the front porch are to be the full width of the porch deck. 6. Work with the Building Department to determine if handrails to the front porch of the Victorian can be omitted, which is typically an option if the porch deck is no more than 30” above grade. 7. Retain the historic pattern of clapboards and fishscales in the gable ends of the Victorian. 8. The existing windows may not be replaced and should be repaired, including new glazing putty and weatherstripping to reduce air infiltration. Interior storm windows can be added to achieve a similar R value as new windows would create. 9. In the building permit, specify the use of a painted or galvanized roof flashing on the Victorian. Any proposed gutters and downspouts require review and approval by staff and monitor. 10. Ensure that the historic chimney is reconstructed to the correct dimensions. 11. The dormer and side addition to the Victorian are to be roofed with wood shingles, like the house, so that the distinction between old and new is more subtle in these sensitive locations. 12. Reduce the new glazing on the rear of the Victorian to a size that is closely related to the opening that will remain after the non-historic unit is removed. The design of this door is to be reviewed and approved by staff and monitor. 13. The trellis/awning between the new unit and garage are not approved. 14. The applicant is asked to provide samples to ensure that the rheinzink material will not maintain a bright or reflective quality. 15. Remove the proposed lighting, and perennials from the right of way and limit paths to both homes to what is necessary, not including paving for placement of artwork, etc. on public property. P26 IV.A. HPC Resolution #__, Series of 2015 Page 3 of 3 16. Remove the stone curb from the landscape plan. 17. Restudy the entry path to the Victorian related to the redesign of the front porch steps, for review and approval by staff and monitor. 18. Remove the path lighting leading to the Victorian porch and the site lighting on the east side of the porch. APPROVED BY THE COMMISSION at its regular meeting on the 25th day of February, 2015. Approved as to Form: Approved as to Content: ___________________________________ _____________________________ Debbie Quinn, Assistant City Attorney Willis Pember, Chair ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk P27 IV.A. P 2 8 I V . A . P 2 9 I V . A . P 3 0 I V . A . P 3 1 I V . A . P 3 2 I V . A . P 3 3 I V . A . P 3 4 I V . A . P 3 5 I V . A . P 3 6 I V . A . P 3 7 I V . A . P 3 8 I V . A . P 3 9 I V . A . P 4 0 I V . A . P 4 1 I V . A . P 4 2 I V . A . P 4 3 I V . A . P 4 4 I V . A . P 4 5 I V . A . P 4 6 I V . A . P 4 7 I V . A . P 4 8 I V . A . P 4 9 I V . A . P 5 0 I V . A . P 5 1 I V . A . P 5 2 I V . A . P 5 3 I V . A . P 5 4 I V . A . P 5 5 I V . A . 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2'Author2012.003.827 COVER A0.0DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015 DO W L E R R E S I D E N C E 22 9 W E S T S M U G G L E R S T R E E T & 42 6 N O R T H S E C O N D S T R E E T , AS P E N , C O L O R A D O 229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker HI S T O R I C H O M E R E S T O R A T I O N & A D D I T I O N , A N D R E P L A C E M E N T O F N O N - H I S T O R I C H O M E H. P . C . F I N A L P L A N S U B M I T T A L SHEET INDEX A0 . 1 P L A N O F E X I S T I N G C O N D I T I O N A0 . 2 P H O T O G R A P H S O F E X I S T I N G C O N D I T I O N A0 . 3 S I T E P L A N A0 . 4 P R O P O S E D M A T E R I A L S A0 . 5 F A R C A L C U L A T I O N S A1 . 0 L O W E R L E V E L P L A N A1 . 1 F I R S T F L O O R P L A N A1 . 2 S E C O N D F L O O R P L A N A1 . 3 R O O F P L A N A3 . 0 U N I T ' B ' E L E V A T I O N S A3 . 1 U N I T ' B ' E L E V A T I O N S A3 . 2 U N I T ' A ' E L E V A T I O N S A3 . 3 S T R E E T E L E V A T I O N S A3 . 4 P E R S P E C T I V E S A4 . 0 B U I L D I N G S E C T I O N S A4 . 1 B U I L D I N G S E C T I O N S ISSUE DATE ISSUED P56 IV.A. L O T A L O T B L O T C L O T D 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1920 21 22 23 25 24 26 UN I T A UN I T B TO T A L AR E A 9, 0 0 0 ± S. F . 7 8 8 3 7 8 8 3 7 8 8 3 7883 7 8 8 4 7 8 8 4 7 8 8 4 7 8 8 4 7 8 8 4 7 8 8 5 7 8 8 5 7 8 8 5 7 8 8 4 7 8 8 5 7 8 8 5 7 8 8 4 7 8 8 4 7 8 8 4 7 884 CO 7 .9 ' 9 . 2 ' 6 .0 ' 2 4 . 0 ' 2 8 .0 ' 3 7 . 2 ' 8 .0 ' 8 .2 ' 7 . 6 ' 1 7 .9 ' 4 1 . 3 ' 8 .2 ' 1 6 . 3 ' 1 4 .3 ' 8 . 0 ' 1 8 .1 ' 2 . 0 ' 6 . 0 ' 8 .3 ' 2 . 0 ' TH R E S H O L D 78 8 7 . 3 4 TH R E S H O L D 78 8 7 . 5 5 2 . 5 ' 1 . 7 ' 2 . 0 ' 2 . 5 ' RI D G E 79 1 0 . 3 RI D G E 79 0 7 . 8 P A T I O 7 8 8 2 . 8 C H I M N E Y (B A S I S O F B E A R I N G S ) S 7 5 °0 8 '11 "E 9 0 .0 0 ' S 1 4 ° 5 0 ' 4 9 " W 1 0 0 . 0 0 ' N 7 5 °0 8 '1 1" W 9 0 .0 0 ' N 1 4 ° 5 0 ' 4 9 " E 1 0 0 . 0 0 ' S M U G G L E R S T R E E T S E C O N D S T R E E T A L L E Y - B L O C K 4 8 2 0 .6 '(T I E ) 6 . 4 ' ( T I E ) 1 5 . 1 ' ( T I E ) G G I R R L O T A L O T B L O T C L O T D 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1920 21 22 23 25 24 26 UN I T A UN I T B TO T A L AR E A 9, 0 0 0 ± S. F . 7 8 8 3 7 8 8 3 7 8 8 3 7883 7 8 8 4 7 8 8 4 7 8 8 4 7 8 8 4 7 8 8 4 7 8 8 5 7 8 8 5 7 8 8 5 7 8 8 4 7 8 8 5 7 8 8 5 7 8 8 4 7 8 8 4 7 8 8 4 7 884 CO 7 .9 ' 9 . 2 ' 6 .0 ' 2 4 . 0 ' 2 8 .0 ' 3 7 . 2 ' 8 .0 ' 8 .2 ' 7 . 6 ' 1 7 .9 ' 4 1 . 3 ' 8 .2 ' 1 6 . 3 ' 1 4 .3 ' 8 . 0 ' 1 8 .1 ' 2 . 0 ' 6 . 0 ' 8 .3 ' 2 . 0 ' TH R E S H O L D 78 8 7 . 3 4 TH R E S H O L D 78 8 7 . 5 5 2 . 5 ' 1 . 7 ' 2 . 0 ' 2 . 5 ' RI D G E 79 1 0 . 3 RI D G E 79 0 7 . 8 P A T I O 7 8 8 2 . 8 C H I M N E Y (B A S I S O F B E A R I N G S ) S 7 5 °0 8 '11 "E 9 0 .0 0 ' S 1 4 ° 5 0 ' 4 9 " W 1 0 0 . 0 0 ' N 7 5 °0 8 '1 1" W 9 0 .0 0 ' N 1 4 ° 5 0 ' 4 9 " E 1 0 0 . 0 0 ' S M U G G L E R S T R E E T S E C O N D S T R E E T A L L E Y - B L O C K 4 8 2 0 .6 '(T I E ) 6 . 4 ' ( T I E ) 1 5 . 1 ' ( T I E ) G G I R R 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/8" = 1'-0"Author2012.003.827 PLAN OF EXISTING CONDITION A0.1DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1/8" = 1'-0"EXISTING SITE 1 0' 16 ' 32 ' 8' ISSUE DATE ISSUED P57 IV.A. 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/2" = 1'-0"Author2012.003.827 PHOTOGRAPHS OF EXISTING CONDITION A0.2DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1/2" = 1'-0"SOUTHEAST PERSPECTIVE 4 1 / 2 " = 1 ' - 0 " NO R T H W E S T P E R S P E C T I V E 3 1 / 2 " = 1 ' - 0 " NO R T H P E R S P E C T I V E 1 1/2" = 1'-0"NORTHEAST PERSPECTIVE 2 ISSUE DATE ISSUED P58 IV.A. LI N E O F O R I G I N A L HO U S E L O C A T I O N (H O U S E R E P L A C E D IN S A M E LO C A T I O N ) EX I S T I N G H O U S E UN I T ' B ' NE W U N I T 'B ' O N E ST O R Y AD D I T I O N NE W U N I T ' B ' ON E C A R GA R A G E NE W UN I T ' A ' NE W S H E D D O R M E R 4 1 ' - 4 1 /2 " NE W S T A I R 1 0 ' - 0 " 1 0 ' - 0 " 1 0 ' - 0 " 1 0 ' - 0 " F R O N T S E T B A C K R E A R S E T B A C K S I D E S E T B A C K S I D E S E T B A C K R E A R G A R A G E S E T B A C K 5 ' - 0 " NE W A R E A WE L L NE W A R E A W E L L NE W S T A I R 1 ' - 4 " 1 0 ' - 0 " 1 0 ' - 0 1 /2 " 5 ' - 1 1 /2 " EX I S T I N G C O A L CH U T E T O B E RE F U R B I S H E D B1 B2 B3 B4 BA BB BD BE BF A5 A1 A2 A4 AA ABAC A3 BC 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/8" = 1'-0"Author2012.003.827 SITE PLAN A0.3DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 0' 16 ' 32 ' 8' 1/8" = 1'-0"SITE PLAN 1ISSUEDATEISSUED P59 IV.A. EX I S T I N G C L A P B O A R D S I D I N G 4 . 5 " EX P O S U R E ( C O L O R T O B E S E L E C T E D ) PR O P O S E D H O R I Z O N T A L W O O D S I D I N G A T D O R M E R S 4 . 5 " E X P O S U R E ( C O L O R T O B E S E L E C T E D ) PR O P O S E D C L A P B O A R D S I D I N G 3 " E X P O S R E - T O RE P L A C E N O N - H I S T O R I C C E D A R S H I N G L E S A T G A B L E S PR O P O S E D M E T A L R O O F I N G RH E I N Z I N K PR O P O S E D W I N D O W S Y S T E M ( T Y P I C A L A T N E W C O N S T R U C T I O N ) PR O P O S E D S H I N G L E S A T H I S T O R I C - SA W N C E D A R S H A K E S PR O P O S E D M E T A L S I D I N G - R H E I N Z I N K PR O P O S E D P E R F O R A T E D M E T A L SI D I N G - R H E I N Z I N K SP E C I A L W I N D O W S A T V I C T O R I A N PR O P O S E D S L O P E D G L A Z I N G ( C O A L C H U T E ) EX I S T I N G S T O N E F O U N D A T I O N - S A W N A S T H I N V E N E E R - P A I N T E D PR O P O S E D S U N S H A D E - S A I L PR O P O S E D M E T A L D E C K A N D S T E P S PR O P O S E D A L U M I N U M A N D G L A S S G A R A G E D O O R 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/2" = 1'-0"Author2012.003.827 PROPOSED MATERIALS A0.4DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker ISSUE DATE ISSUED P60 IV.A. UP 17 9 2 S F UN I T B L O W E R 10 7 1 S F UN I T A L O W E R A B B G A R A G E 42 2 S F UN I T B L O W E R GA R A G E 72 2 S F UN I T A M A I N 13 3 3 S F UN I T B M A I N A B B G A R A G E 42 7 S F UN I T B G A R A G E M A I N 84 0 S F UN I T B U P P E R 54 7 S F UN I T A U P P E R A B B GA R A G E 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/8" = 1'-0"Author2012.003.827 FAR CALCULATIONS A0.5DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1 / 8 " = 1 ' - 0 " LO W E R L E V E L 1 1 / 8 " = 1 ' - 0 " FI R S T F L O O R 2 1 / 8 " = 1 ' - 0 " NE W S E C O N D F L O O R 3 CALCULATED FLOOR AREA UNIT A Na m e L e v e l G R O S S A R E A EXPOSED WALLCALCULATED FLOOR AREA UN I T A L O W E R L O W E R L E V E L 1 0 7 1 S F 1 0 % 1 0 7 S F UN I T A M A I N F I R S T F L O O R 7 2 2 S F 7 2 2 S F UN I T A U P P E R N E W S E C O N D FLOOR547 SF 547 SF 2340 SF 1376 SF CALCULATED FLOOR AREA UNIT B Na m e L e v e l G R O S S A R E A C o m m e n t s CALCULATED FLOOR AREA UN I T B M A I N F I R S T F L O O R 1 3 3 3 S F 1 3 3 3 S F UN I T B U P P E R N E W S E C O N D FLOOR840 SF 840 SF UN I T B L O W E R L O W E R L E V E L 1 7 9 2 S F 1 0 % 1 7 9 S F UN I T B L O W E R GA R A G E LOWER LEVEL 422 SF 42 SF UN I T B GA R A G E M A I N FIRST FLOOR 427 SF 375 S.F.EXEMPT52 SF 4815 SF 2447 SFISSUEDATEISSUED GRAND TOTAL FAR 3823 SF P61 IV.A. UP 1 A4 . 0 2 A4 . 0 GU E S T B E D 2 GU E S T B A T H 2 GU E S T B E D 1 GU E S T B A T H 1 LA U N D R Y ME C H A N I C A L PO W D E R HA L L CL O S . GU E S T B E D A GU E S T B A T H A SI T T I N G RO O M A GU E S T B E D B GU E S T B A T H B LO W E R GA R A G E ME D I A / SI T T I N G CL O S E T ME C H PR O P E R T Y LI N E RE A R S E T B A C K RE A R G A R A G E S E T B A C K FR O N T S E T B A C K S I D E S E T B A C K S I D E S E T B A C K 3 ' - 0 " 3' - 0 " 87 ' - 0 " 87 ' - 0 " 87 ' - 0 " B1 B2 B3 B4 B4 BABBBD BE BF A5 A1 A2 A4 AA ABAC A3 BC 27 ' - 6 1 / 2 " 15 ' - 9 " 7 9 ' - 7 " 2 6 ' - 1 1 " 2 A4 . 1 1 A4 . 1 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 LOWER LEVEL PLAN A1.0DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1/4" = 1'-0"LOWER LEVEL 1ISSUEDATEISSUED P62 IV.A. UP UP UP 1 A4 . 0 2 A4 . 0 ST U D Y EN T R Y CL O S E T LI V I N G R O O M PO W D E R RO O M ST A I R DI N I N G R O O M K I T C H E N 1 0 ' - 5 " 2 6 ' - 1 1 1 / 2 " 1 4 ' - 2 1 / 2 " 4 3 ' - 8 " NO N - H I S T O R I C G U A R D R A I L T O B E R E P L A C E D WIT H P E R I O D C O R R E C T T U R N E D S P I N D L E S , NE W E L L S A N D R A I L S 10 ' - 9 " 38 ' - 6 1 / 2 " 10 ' - 0 " PROPERTY LINE RE A R S E T B A C K RE A R G A R A G E S E T B A C K CO U R T Y A R D FR O N T S E T B A C K S I D E S E T B A C K S I D E S E T B A C K LI N E O F W A L L BE L O W , T Y P . 10 ' - 1 " 10 ' - 0 " ST O . MA R S H A ' S OF F I C E GA R A G E BR E A K F A S T PD R CL O S LI V I N G KI T C H E N D I N I N G FE N C E / A R T W A L L 98 ' - 0 " 10 0 ' - 0 " 10 0 ' - 0 " 98 ' - 0 " 98 ' - 0 " DR I P T H R O U G H M E T A L DE C K A N D S T E P S 99 ' - 3 1 9 / 3 2 " DR I P T H R O U G H M E T A L DE C K A N D S T E P S B1 B2 B3 B4 BABBBD BD BE BF A5 A1 A2 A4 AA ABAC A3 BC 34 ' - 7 " 31 ' - 4 1 / 2 " 27 ' - 6 1 / 2 " 15 ' - 9 " 2 A4 . 1 1 A4 . 1 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 FIRST FLOOR PLAN A1.1DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 0'8'16'4' 1/4" = 1'-0"FIRST FLOOR PLAN 2ISSUEDATEISSUED P63 IV.A. UP UP UP 1 A4 . 0 5' - 0 " P L . H T . 5' - 8 " P L . H T . 11 ' - 0 " 2 0 ' - 4 1 / 2 " 2 A4 . 0 MA S T E R BE D R O O M ST A I R H A L L MA S T E R BA T H R O O M W. I . C . HA L L ST O R A G E STANDING SEAM RHEINZINK ROOF,TYPICAL ON ALL NEW STRUCTURES U.N.O. 1 2 : 1 2 1 2 : 1 2 LO W S L O P E RO O F RE A R S E T B A C K RE A R G A R A G E S E T B A C K S I D E S E T B A C K SIDE SETBACK W. I . C . B1 B2 B3 B4 BABBBDBEBF A5 A1 A2 A4 AA ABAC A3 BC 74 ' - 8 " 7 8 ' - 7 " 1 1 1 / 2 " SU N S H A D E S U P P O R T 10 9 ' - 1 0 " 2 A4 . 1 1 A4 . 1 MA S T E R BE D R O O M A MA S T E R CL O S E T A MA S T E R BA T H R O O M A 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 SECOND FLOOR PLAN A1.2DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1/4" = 1'-0"SECOND FLOOR PLAN 1ISSUEDATEISSUED P64 IV.A. UP UP UP 1 A4 . 0 RO O F T O B E R E M O V E D A N D R E B U I L T W I T H EX I S T I N G D E P T H , O V E R H A N G S , E A V E DE T A I L S B U T W I T H M O D E R N F R A M I N G MA T E R I A L S A N D I N S U L A T I O N RE S T O R E E X I S T I N G BR I C K C H I M N E Y NE W S H E D D O R M E R RE M O V E E X I S T I N G SK Y L I G H T ST A N D I N G S E A M RH E I N Z I N K R O O F , TY P I C A L O N A L L N E W ST R U C T U R E S U . N . O . 1 1 : 1 2 RE A R S E T B A C K RE A R G A R A G E S E T B A C K S I D E S E T B A C K S I D E S E T B A C K 4 : 1 2 1 1 : 1 2 1 2 : 1 2 1 2 : 1 2 79 1 0 ' - 7 9 / 3 2 " 78 8 4 ' - 4 1 / 1 6 " 79 1 0 ' - 1 0 2 5 / 3 2 " 78 8 5 ' - 2 1 7 / 3 2 " 79 0 4 ' - 3 5 / 1 6 " 78 8 5 ' - 4 2 3 / 3 2 " 78 8 6 ' - 7 1 1 / 1 6 " 78 8 4 ' - 4 1 / 1 6 " 79 1 0 ' - 3 1 / 3 2 " 78 8 4 ' - 4 1 / 1 6 " 78 8 4 ' - 1 1 5 / 1 6 " B1 B2 B3 B4 BA BB BD BE BF A5 A1 A2 A4 AA ABAC A3 BC RE M O V E E X I S T I N G DO R M E R 2 A4 . 1 1 A4 . 1 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 ROOF PLAN A1.3DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1/4" = 1'-0"ROOF PLAN 1ISSUEDATEISSUED P65 IV.A. FI R S T F L O O R 10 0 ' - 0 " 1 A4 . 0 EX I S T I N G W I N D O W S T O B E R E P L A C E D W/ N E W W O O D W I N D O W TO M A T C H E X I S T I N G ( T Y P . ) RE S T O R E E X I S T I N G BR I C K C H I M N E Y 2 A4 . 0 RO O F T O B E R E M O V E D A N D R E B U I L T W I T H E X I S T I N G DE P T H , O V E R H A N G S & E A V E D E T A I L S B U T W I T H MO D E R N F R A M I N G M A T E R I A L S A N D I N S U L A T I O N EX I S T I N G 4 . 5 " E X P O S U R E C L A P B O A R D SI D I N G , C O R N E R B O A R D S A N D B A S E T R I M TO R E M A I N A N D B E R E S T O R E D NE W C O N C R E T E F O U N D A T I O N T O M A T C H E X I S T I N G AP P E A R A N C E : E X I S T I N G F O U N D A T I O N S T O N E S T O B E CU T D O W N T O V E N E E R T H I C K N E S S A N D A P P L I E D T O NE W C O N C R E T E F O U N D A T I O N W A L L S NO N - H I S T O R I C G U A R D R A I L T O B E RE P L A C E D W I T H P E R I O D C O R R E C T T U R N E D SP I N D L E S , N E W E L L S A N D R A I L S . OT H E R V I C T O R I A N D E T A I L S T O R E M A I N NE W S E C O N D FL O O R 10 9 ' - 1 0 " RE M O V E S H A K E S H I N G L E S I D I N G A T GA B L E - E N D S A N D R E P L A C E W I T H HO R I Z O N T A L C L A P B O A R D S I D I N G 3 " EX P O S U R E ST A N D I N G S E A M RH E I N Z I N K R O O F 12 12 4. 5 " E X P O S U R E C H A N N E L R E V E A L SI D I N G , L I F T L I N E S T O M A T C H HI S T O R I C S I D I N G A N D P A I N T E D A SH A D E D A R K E R T H A N T H E HI S T O R I C H O U S E C O L O R ( T O B E SE L E C T E D ) B1 B2 B3 B4 A5 A1 A2 A4 A3 1 A4 . 1 T O T H E 1 / 3 P O I N T 1 7 ' - 7 " FI R S T F L O O R 10 0 ' - 0 " NE W S H E D D O R M E R RE S T O R E E X I S T I N G BR I C K C H I M N E Y NE W S E C O N D FL O O R 10 9 ' - 1 0 " RE M O V E S H A K E S H I N G L E S I D I N G AT G A B L E - E N D S A N D R E P L A C E WIT H H O R I Z O N T A L C L A P B O A R D SI D I N G 3 " E X P O S U R E ME T A L D R I P T H R O U G H DE C K A N D S T E P S RE U S E E X I S T I N G S T O N E FO U N D A T I O N F O R VE N E E R O F N E W FO U N D A T I O N W A L L S 4. 5 " E X P O S U R E C H A N N E L R E V E A L SI D I N G , L I F T L I N E S T O M A T C H HIS T O R I C S I D I N G A N D P A I N T E D A SH A D E D A R K E R T H A N T H E HIS T O R I C H O U S E C O L O R ( T O B E SE L E C T E D ) ST A N D I N G S E A M RH E I N Z I N K R O O F 12 4 12 12 BA BB BD BE BF BC 2 A4 . 1 T O T H E 1 / 3 P O I N T 1 7 ' - 1 0 " T O T H E M I D P O I N T 2 3 ' - 2 1 / 2 " 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 UNIT 'B'ELEVATIONS A3.0DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1/4" = 1'-0" UN I T ' B ' - N O R T H E L E V A T I O N 1 1/4" = 1'-0" UN I T ' B ' - E A S T E L E V A T I O N 2ISSUEDATEISSUED P66 IV.A. FI R S T F L O O R 10 0 ' - 0 " 1 A4 . 0 RE S T O R E E X I S T I N G BR I C K C H I M N E Y NE W S H E D D O R M E R WIT H 4 . 5 " E X P O S U R E R E V E A L LA P S I D I N G 2 A4 . 0 NE W S T O R E F R O N T WIN D O W NE W S E C O N D FL O O R 10 9 ' - 1 0 " ST A N D I N G S E A M RH E I N Z I N K R O O F ST O R E F R O N T D O O R NE W S T O R E F R O N T DO O R S RE M O V E M O D I F I E D H I S T O R I C WIN D O W & D O O R 12 12 RE L O C A T E E X I S T I N G W I N D O W A N D RE P L A C E W / N E W W O O D W I N D O W EX I S T I N G 4 . 5 " E X P O S U R E C L A P B O A R D SID I N G , C O R N E R B O A R D S A N D B A S E TR I M T O R E M A I N A N D B E R E S T O R E D RE M O V E S K Y L I G H T NE W M E T A L D R I P T H R O U G H DE C K A N D S T E P S AL U M I N U M A N D GL A S S G A R A G E DO O R PA N E L I Z E D RH E I N Z I N K S I D I N G B1 B2 B3 B4 A1 T O 1 / 3 P O I N T 1 3 ' - 4 " FIRST FLOOR 100'-0"SECOND FLOOR 110'-8"GARAGE FIRST FLOOR 98'-0" RE S T O R E E X I S T I N G BR I C K C H I M N E Y NO N - H I S T O R I C DO R M E R T O B E RE M O V E D RE M O V E S H A K E S H I N G L E S I D I N G A T G A B L E - E N D S A N D RE P L A C E W I T H H O R I Z O N T A L C L A P B O A R D S I D I N G 3 " EX P O S U R E NE W S H E D D O R M E R NE W C O N C R E T E F O U N D A T I O N T O M A T C H E X I S T I N G AP P E A R A N C E : E X I S T I N G F O U N D A T I O N S T O N E S T O B E C U T DO W N T O V E N E E R T H I C K N E S S A N D A P P L I E D T O N E W CO N C R E T E F O U N D A T I O N W A L L S EX I S T I N G W I N D O W S T O B E RE P L A C E D W / N E W W O O D W I N D O W S TO M A T C H E X I S T I N G ( T Y P . ) EX I S T I N G 4 . 5 " E X P O S U R E CL A P B O A R D S I D I N G , C O R N E R BO A R D S A N D B A S E T R I M T O RE M A I N A N D B E R E S T O R E D 12 4 BA BB BD BE BF BC 2 A4 . 1 T O 1 / 3 P O I N T 1 8 ' - 0 " 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 UNIT 'B'ELEVATIONS A3.1DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1/4" = 1'-0"UNIT 'B' - SOUTH ELEVATION 1 1/4" = 1'-0"UNIT 'B' - WEST ELEVATION 2ISSUEDATEISSUED P67 IV.A. 12 12 STANDING SEAM RHEINZINK ROOFMETAL SKY LIGHT--TO MATCH WINDOW SYSTEM METAL DOOR SYSTEM MATCH WINDOWS4.5" EXPOSURE CHANNEL REVEAL SIDING AA AB AC PANELIZED RHEINZINK SIDING 98'-0"108'-0" 2 A4 . 1 T O T H E 1 / 3 P O I N T 1 8 ' - 1 1 / 2 " T O T H E 1 / 3 P O I N T 1 5 ' - 0 " T O P O F F L A T R O O F 2 0 ' - 5 " STANDING SEAM RHEINZINK ROOFMETAL SKY LIGHT--TO MATCH WINDOW SYSTEM METAL DOOR SYSTEM MATCH WINDOWS4.5" EXPOSURE CHANNEL REVEAL SIDINGA5 A1 A2 A4 A3 PANELIZED RHEINZINK SIDING 98'-0"108'-0" 1 A4 . 1 12 12 ST A N D I N G S E A M RH E I N Z I N K R O O F 4. 5 " E X P O S U R E C H A N N E L RE V E A L S I D I N G ME T A L C L A D C O L U M N PE R F O R A T E D RH E I N Z I N K S I D I N G AA AB AC PA N E L I Z E D R H E I N Z I N K SI D I N G 98 ' - 0 " 10 8 ' - 0 " 2 A4 . 1 T O T H E 1 / 3 P O I N T 1 8 ' - 1 1 / 2 " T O T H E 1 / 3 P O I N T 1 5 ' - 0 " 1 A4 . 0 ST A N D I N G S E A M RH E I N Z I N K R O O F A N D WA L L C L A D D I N G 4. 5 " E X P O S U R E C H A N N E L RE V E A L S I D I N G ME T A L W I N D O W S Y S T E M PE R F O R A T E D Z I N C SI D I N G B4 A5 A1 A2 A4 A3 98 ' - 0 " 10 8 ' - 0 " 1 A4 . 1 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 UNIT 'A'ELEVATIONS A3.2DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1/4" = 1'-0" UN I T ' A ' - E A S T E L E V A T I O N 3 1/4" = 1'-0" UN I T ' A ' - N O R T H E L E V A T I O N 2 1 / 4 " = 1 ' - 0 " UN I T ' A ' - W E S T E L E V A T I O N 1 1 / 4 " = 1 ' - 0 " UN I T ' A ' - S O U T H E L E V A T I O N 4 ISSUE DATE ISSUED P68 IV.A. RE S T O R E E X I S T I N G BR I C K C H I M N E Y 12 12 25 ' H E I G H T L I M I T B1 B2 B3 B4 A5 A1 A2 A4 A3 25 ' H E I G H T L I M I T BA BB BD BE BF AA AB AC BC 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 STREET ELEVATIONS A3.3DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1 / 4 " = 1 ' - 0 " NO R T H E L E V A T I O N 1 1 / 4 " = 1 ' - 0 " WE S T E L E V A T I O N 2 ISSUE DATE ISSUED P69 IV.A. 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2'Author2012.003.827 PERSPECTIVES A3.4DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO CheckerPERSPECTIVE - NORTHWEST CORNER 2 PERSPECTIVE - NORTHEAST CORNER 4 PE R S P E C T I V E - S O U T H E A S T CO R N E R 3 PE R S P E C T I V E - S O U T H W E S T CO R N E R 1 ISSUE DATE ISSUED P70 IV.A. GENERAL NOTES - BUILDING SECTIONS:- RE: STRUCTURAL DWGS. FOR ALL FRAMING SIZES - R19 INSULATION IN ALL NEW EXTERIOR WALLS, TYP.- R38 INSULATION IN ALL NEW ROOFS, BLOWN OR BATT AS REQ'D PER CONDITION, TYP.- R30 INSULATION AT NEW FLOOR AREAS OVER UNHEATED SPACES, TYP.- FLASH AS REQ'D.- COORD. ALL INTERIOR FINISHES WITH OWNER, TYP. FI R S T F L O O R 10 0 ' - 0 " GA R A G E F I R S T FL O O R 98 ' - 0 " LO W E R L E V E L 87 ' - 0 " NE W S E C O N D FL O O R 10 9 ' - 1 0 " KI T C H E N ST O R A G E S T A I R H A L L ST A I R BA BB BD BE BF AA BC GA R A G E LO W E R GA R A G E GU E S T B A T H 2 GU E S T B E D 2 MA R S H A ' S OF F I C E MU D / S T O 2 A4 . 1 FI R S T F L O O R 10 0 ' - 0 " GA R A G E F I R S T FL O O R 98'-0" LO W E R L E V E L 87'-0" NE W S E C O N D FL O O R 10 9 ' - 1 0 " DI N I N G R O O M LI V I N G R O O M ST U D Y MA S T E R BE D R O O M 9 ' - 2 " BA BB BD BE BF BC ME C H A N I C A L ME D I A / SI T T I N G LA U N D R Y GU E S T B E D 1 2 A4 . 1 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 BUILDING SECTIONS A4.0DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker 1 / 4 " = 1 ' - 0 " BU I L D I N G S E C T I O N 8 2 ISSUE DATE ISSUED 1 / 4 " = 1 ' - 0 " BU I L D I N G S E C T I O N 6 1 P71 IV.A. GENERAL NOTES - BUILDING SECTIONS:- RE: STRUCTURAL DWGS. FOR ALL FRAMING SIZES - R19 INSULATION IN ALL NEW EXTERIOR WALLS, TYP.- R38 INSULATION IN ALL NEW ROOFS, BLOWN OR BATT AS REQ'D PER CONDITION, TYP.- R30 INSULATION AT NEW FLOOR AREAS OVER UNHEATED SPACES, TYP.- FLASH AS REQ'D.- COORD. ALL INTERIOR FINISHES WITH OWNER, TYP. FI R S T F L O O R 10 0 ' - 0 " GARAGE FIRST FLOOR 98'-0"GARAGE 2ND FLOOR 108'-0"LOWER LEVEL 87'-0"AA 2 A4 . 1 LIVING KI T C H E N SI T T I N G RO O M A GU E S T B A T H B GU E S T B A T H A MA S T E R BE D R O O M A FI R S T F L O O R 10 0 ' - 0 " RO O F 12 0 ' - 0 1 5 / 3 2 " SE C O N D F L O O R 11 0 ' - 8 " GA R A G E F I R S T FL O O R 98 ' - 0 " GA R A G E 2 N D FL O O R 10 8 ' - 0 " LO W E R L E V E L 87 ' - 0 " 1 A4 . 0 2 A4 . 0 NE W S E C O N D FL O O R 10 9 ' - 1 0 " B1 B2 B3 B4 A5 A1 A2 A4 A3 1 A4 . 1 MA S T E R BE D R O O M A LI V I N G PD R SI T T I N G RO O M A GU E S T B A T H B GU E S T B E D B LO W E R GA R A G E GA R A G E 0 228 Midland Avenue | PO Box 529 | Basalt,Colorado 81621 970-927-4925 | www.ccyarchitects.comDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:ISSUE:HISTORY:SCALE:© COTTLE CARR YAW ARCHITECTS, LTD.4'8'2' 1/4" = 1'-0"Author2012.003.827 BUILDING SECTIONS A4.1DOWLER RESIDENCE HPC CONCEPTUAL PLAN SUBMITTAL1.29.2015229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO Checker ISSUE DATE ISSUED 1/4" = 1'-0"UNIT A SECTION 1 1 1 / 4 " = 1 ' - 0 " UN I T A S E C T I O N 2 2 P72 IV.A. p. 1 of 3 www.bluegreenaspen.com to Amy Simon—Historic Preservation Staff from Christine Poirier Shine date 27 January 2015 project name 229 West Smuggler Street & 426 North Second Street subject HPC Final Guidelines and Responses copy to project files The following memo responds to the Historic Preservation Guidelines Preservation Principles: Respect the historic design character of the building Seek uses that are compatible with the historic character of the building Protect and maintain significant features and stylistic features and stylistic elements Preserve and existing original site features and original building materials and features Repair deteriorated historic features, and replace only those elements that cannot be repaired Streetscape and Lot Features: Fences 1.1 Preserve original fences no existing fence exists on this site 1.2 A new replacement fence should use materials that appear similar to that of the original no record or evidence of original fence 1.3 A new replacement fence should have a “transparent” quality allowing views into the yard from the street no record or evidence of original fence no fence is proposed 1.4 New fence components should be similar in scale with those seen traditionally no fence is located forward of historic resource 1.5 A side yard fence which extends between two homes should be set back from the street facing façade no side yard fence is proposed 1.6 Replacement or new fencing between side yards and along alley should be compatible with historic context memorandum P73 IV.A. p. 2 of 3 www.bluegreenaspen.com The 6’ alley fence is a series of 2-3 perforated metal screens that incorporate details of transparency compatible with the historic context, yet it is contemporary in nature to reflect the new construction, which sits adjacent to the alley fence. The metal screens are open and transparent in nature to allow the passage of light, airflow and encourage neighbor interaction Retaining walls 1.7 Preserve original retaining walls no existing retaining walls on this site a low 6” curb is proposed and is located forward of the historic resource this curb is low to the ground and helps define the open, semi-public yard, while also extending in the front of the historic resource, similar to the pattern of a traditional historic fence in the west end this curb defines the space and allows views into the yard from the street providing transition from public to semi-public space; the raised condition promotes views beyond the property from within the site and provides greater connection to the public realm this 6” curb is further complemented with plantings 1.8 Maintain the historical height of a retaining wall not applicable Walkways 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project public>semi-public>semi private>private transition is emphasized through the use of the 6” curb and complementary planting; the planting is a layered approach, providing a variety of height transitions the entry walkway is perpendicular from the street to the front entry paving materials for pathways will be natural stone paving which is consistent with historic building style Private Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures the front yard will be maintained in a traditional manner with planting material and paving only for circulation; lighting is limited to safety 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs all healthy trees on site will be preserved when possible, cottonwood street trees as well as large aspen will be preserved o tree protection during construction will be implemented o replacement of damaged and unhealthy trees will be approved by the parks department o approved replacement trees will be large enough in scale to have a visual impact in the early years of the project the hedgerow of mature existing lilacs exist along the eastern property line will be preserved 1.12 Preserve and maintain historically significant planting designs the existing lilacs found along the eastern property line will be maintained mature trees are preserved, where possible, in coordination with the Parks Department historic planting beds, landscape features and walkways are limited on site, but will be preserved where possible P74 IV.A. p. 3 of 3 www.bluegreenaspen.com 1.13 revisions or additions to the landscape should be consistent with the historic context of the site plant and tree material will be selected according to its mature size, to allow for long-term growth o grassy areas will not be replaced with paving o grassy areas will be replaced with lawn or low perennial groundcover vegetation 1.14 Additions to the landscape that could interfere with historic structures are inappropriate clear views to the historic resource are maintained with the proposed planting Views to the historic resource are framed through thoughtful placement of vegetation Site Lighting 1.15 Minimize the visual impacts of site lighting all site lighting will be shielded and down directed and focused at walks and entries Streetscape 1.16 Preserve historically significant landscape designs and features lawn, low groundcover and perennials will be maintained along the r.o.w street trees are maintained where healthy and to maintain the rhythm of the block as well as shade for pedestrians which is integral to the historic landscape features 1.17 Maintain historic irrigation ditches as an integral component of the streetscape not applicable on this site P75 IV.A. P 7 6 I V . A . P77 I V . A . P78 I V . A . P79 IV.A. P80 IV.A. P81 IV.A. P82 IV.A. 1City of Aspen - Engineering Department, 130 South Galena Street, Aspen Colorado 81611 970-920-5080 REVISED: 3/13/2012 1of 4 REVOCABLE ENCROACHMENT LICENSE APPLICATION & INSTRUCTIONS FOR PERMANENT ENCROACHMENTS SUBMITTAL CHECKLIST This checklist has been provided to serve the applicant as a reminder to include all required documents and application processing fees. INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED. Read, understand and fill out the application completely. DO NOT LEAVE BLANK SPACES. Permanent encroachment exhibits must include an 8½” x 11” drawing, accurately and legibly prepared and stamped/sealed/dated by a Colorado Professional Land Surveyor. All drawings must include the following information: • Property lines. • Property address. • Abutting street and alley name. • Exact location of items that encroach Obtain a certificate of Liability Insurance that: • Names the City of Aspen as an additional insured with applicant’s name and address. • Has a cancellation clause that must state, “Shall notify the City in writing” instead of “Endeavor to” notify. • If the insurance policy is canceled/not renewed, the encroachment license may become null and void at that time. • Must be issued by an insurance company licensed to do business under Colorado State laws. • Witnessed execution of application document by a Notary Republic. A nonrefundable application review fee of $1,050.00*, in cash or check issued to the City of Aspen to be submitted with application. *Recording fees determined by the Pitkin County Recorder’s Office and collected by the City of Aspen as part of the permit application fees. Please allow Fourteen (14) business days for review. REVOCABLE ENCROACHMENT LICENSE REVIEW PROCEDURES Encroachment license applications are received and reviewed by the Engineering Staff and approved or disapproved by the City Engineer. Depending upon the feasibility of an encroachment into a public right of way and restrictions imposed upon use of the ROW for public access, delivery and installation of underground services, an application for encroachment license may be approved or rejected in accordance with the City of Aspen Municipal Code (AMC 21.04.050, 21.04.060, 21.04.070, 21.04.080, and 21.04.090). P83 IV.A. 2City of Aspen - Engineering Department, 130 South Galena Street, Aspen Colorado 81611 970-920-5080 REVISED: 3/13/2012 2of 4 PART ONE – APPLICATION REVIEW PROCEDURE All applications for permanent encroachments will be reviewed by the Engineering Department according to the following criteria: • UNRESTRICTED ACCESS to the area of encroachment within the public ROW corridor must be provided at all times to service/construct utilities, roadways or any other activity as deemed necessary by the City. • IMPACT ON TRAFFIC CIRCULATION and areas designated for vehicular turning movements, deck overhang space, etc. • STREET OR ALL EY MAINTENANCE OPERATIONS including snow storage and snow removal operations. • CODE AND LAW ENFORCEMENT: W ould the encroachment cause a problem or compound an existing problem for traffic control, City Police, ambulance service or fire protection district operations? • INCOME PRODUCING SPAC ES for paid parking stalls, net leasable commercial area or other income producing spaces may not be encroached unless a rental agreement is obtained from the City of Aspen prior to application for encroachment. • COMPLIANCE WITH ADOPTED MASTER PLANS: An encroachment shall not override the requirements of other adopted land use master plans such as the Trail corridors, Malls, im provement districts, etc. • BENEFIT: Consideration of whether the encroachment is beneficial to the City of Aspen. An encroachment effectively provides public property for private use. Therefore, as a general policy, it is not in the City’s interest to grant encroachments. New structures should be able to accomplish their various needs within the confines of their property boundaries and required setbacks. Granting of encroachment would generally occur under one of the following conditions: a) To acknowledge an existing, historical unlicensed encroachment and to outline the owner’s liability and responsibility for maintenance and the future removal of the encroaching structure, or b) To license an encroachment that is a public amenity. Examples may include awnings on commercial structures, non-restrictive safe objects, planters in the right-of-way (but not within pedestrian walkways), irrigation systems approved by Engineering and Parks Departments to maintain landscaping within public right-of-way. PART TWO – INSURANCE REQUIREMENTS Licensee shall provide proof of the necessary General Liability insurance certificate, in the amount not less than statutory limits, to the City before any application will be approved. Such certificate must be issued by an insurance company having an established office in Colorado and licensed to do business under Colorado State laws. The insurance certificate must be issued under the following conditions: 1) The certificate must name the “City of Aspen” as an additional insured. 2) Must be valid for the duration of the encroachment. It shall be renewed if necessary to provide continuous coverage. 3) The insurance certificate shall not be canceled under any circumstances. Failure to comply with this requirement shall automatically revoke the encroachment license. NOTE: All insurance policies that are maintained pursuant to this agreement shall contain the following endorsement: "It is hereby understood and agreed that this insurance policy may not be canceled by the surety until forty-five (45) days after receipt by the City, by registered mail, of a written notice of such intention to cancel or not to renew." P84 IV.A. 3City of Aspen - Engineering Department, 130 South Galena Street, Aspen Colorado 81611 970-920-5080 REVISED: 3/13/2012 3of 4 REVOCABLE ENCROACH MENT LICENSE APPLICATION Date Received: Permit Number: INSTRUCTIONS: COMPLETE THE FOLLOWING SECTIONS AS IT APPLIES TO YOUR REQUEST THIS LICENSE IS FOR: (CHECK ONE ONLY) PERPETUATUAL UNTIL REVOKED BY THE CITY. PRE-EXISTING CONDITION AND PERPETUATUAL UNTIL REVOKED BY THE CITY. VALIDATION PERIOD: REQUESTED START DATE: This Agreement made under this license and entered into this day of , 20 , by and between the CITY OF ASPEN, Pitkin County, Colorado, hereinafter referred to as "ASPEN" and , at , (Print Full Name) (Print Legal Mailing Address) daytime phone number: , hereinafter referred to as "Licensee", WHEREAS, Licensee is the owner of the following described properties located in the City of Aspen, Pitkin County, Colorado Street Add ress: Legal Add ress: WHEREAS, said properties abut the following described public right(s)-of-way: , WHEREAS, Licensee desires to encroach upon said right-of-way for the following purposes and as shown and described in Exhibit “A”, attached to this License. Describe Exhibit “A”: , WHEREAS, Section 21.04.050 of City of Aspen Municipal Code delegates the authority to the City Engineer to grant encroachment licenses, WHEREAS, ASPEN agrees to the grant of a private license of encroachment as built subject to certain conditions, THEREFORE, the consideration of the mutual agreement hereinafter contained ASPEN and Licensee covenant and agrees as follows: A revocable license is hereby granted to Licensee to occupy, maintain and utilize the above described portion of public Right-of-way for the purposes described. This license is granted for a specific use and within a specified term as checked above, subject to being terminated at any time and for any reason at the sole discretion of the City Engineer of the City of Aspen. This license shall be subordinate to the right of ASPEN to use said area for any public purposes. The Licensee shall obtain right-of-way and Building Permits as required by the City for any work to be performed in the public right-of-way with design approvals for such work obtained from the Engineering Department. Licensee agrees to join any improvement district formed for the purpose of constructing improvements within public right-of-way. Licensee is responsible for the maintenance and repair of the public right-of-way, together with improvements constructed therein, which ASPEN, in the exercise of its discretion, shall determine to be necessary to keep the same in a safe and clean condition. In the event that Licensee defaults in any of its duties as set forth herein, ASPEN shall have the right, upon written notification to the Licensee, to perform duties to ASPEN standards and to recover all costs for performing duties from the Licensee. Further, Licensee waives any claim for damages sustained by Licensee and Licensee shall hold the City of Aspen harmless for any claims, causes of action or damages asserted against the City of Aspen for the work performed by the City of Aspen pursuant to this paragraph. Unless the property that is the subject of this license agreement is covered by a homeowner’s insurance policy, Licensee shall at all times during the term hereof, carry public liability insurance for the benefit of the City with limits of not less than those specified by Section 24-10-114, C.R.S., (currently $150,000 per person and $600,000 per occurrence) as may be amended from tim e to time, naming the City as “Additional Insured”. Licensee shall maintain said public liability insurance coverage in full force and effect during the term of this License and shall furnish the City with a most current certificate of such coverage evidencing its validity. All insurance policies maintained pursuant to this agreement shall contain the following endorsement: "It is hereby understood and agreed that this insurance policy may not be canceled by the surety until forty-five (45) days after receipt by the City of a written notice of such intention to cancel or not to renew." The Licensee shall show proof of this insurance to the City before this agreement is filed. Licensee agrees to indemnify and hold harmless the City of Aspen, its officers, employees, insurers, and self-insurance, from and against all liability, claims, and demands, on account of injury, loss, or damage, including without limitation claims arising from bodily injury, death, property loss or damages, or any other loss of any kind whatsoever, which arise out of or are in any manner connected with this license, including but not limited to, if such injury, loss, or damage is caused in whole or in part by, or is claimed to be caused in whole or part by the act, omission, error, professional error, mistake, negligence, or other fault of licensee or the City. Licensee agrees to investigate, handle, respond to, and to provide defense for and defend against, any such liability, claim or demands at the sole expense of the licensee or, at the option of the City of Aspen, licensee agrees to pay City of Aspen or P85 IV.A. 4City of Aspen - Engineering Department, 130 South Galena Street, Aspen Colorado 81611 970-920-5080 REVISED: 3/13/2012 4 of 4 reimburse City of Aspen for the defense costs incurred by the City of Aspen in connection with, any such liability, claims, or demands. The licensee also agrees to bear all other costs and expenses related thereto, including court costs and attorney fees, whether or not any such liability, claims, or demands alleged are groundless, false or fraudulent. This license may be terminated by Licensee at any time and for any reason following delivery of a written notice of Licensee's intent to cancel. ASPEN may terminate this license at any time and for any reason. Upon termination, Licensee shall at Licensee's expense, remove any improvements or en- croachments from said property. The property shall be restored to a condition satisfactory to ASPEN. This license is subject to all state laws, the provisions of the Charter of the City of Aspen as it now exists or may hereafter be amended, and the ordinances of the City of Aspen now in effect or those which may hereafter is adopted. Nothing herein shall be construed so as to prevent Aspen from granting such additional licenses or property interests in or affecting said public property as it deems necessary. The conditions hereof imposed on the granted license of encroachment shall constitute covenants running with the life of improvements encroaching in public right of way, and binding upon Licensee. The encroachment shall terminate when the improvement has failed or out of compliance with required standards of performance or if it is revoked by the City, whichever comes sooner. In any legal action to enforce the provisions of this Agreement, the prevailing party shall be entitled to its reasonable attorney's fees. If the structure for which this license was issued is removed for any reason, Licensee shall not continue to rebuild in the public right-of-way. The public right- of-way is for the general public benefit, and it is not for occupation or construction of encroachments. The licensee waives any and all claims against the City of Aspen for loss or damage to the improvements constructed within the encroachment area. The Licensee clearly understands the following actions of Licensee or his/her agents and employees shall automatically terminate and cancel this agreement: 1) Discontinuation of insurance coverage 2) Change of ownership or alteration of use from the original specific use in encroached area 3) Restriction of ASPEN or its agents and contractors from access to its public land under the encroached area not occupied by a previously constructed building Under these circumstances, the Licensee shall restore the right-of-way under the encroachment to its original or better conditions immediately and in accordance with the latest Engineering Department standards for improvements of Public right of way. IN WITNESS WHEREOF, the parties executed this agreement at ASPEN the day and year first written. (Licensee signature must be notarized) THE FOLLOWING SECTION MUST BE COMPLETED BY A NOTARY PUBLIC: STATE OF COLORADO ) ) ss. County of Pitkin ) The foregoing instrument was acknowledged before me this Day of , 20 , by (Licensee). (Print Licensee Name) WITNESS MY HAND AND OFFICIAL SEAL. Notary commission expires: (Date) (Notary Public) (Address) (DO NOT WRITE BELOW THIS LINE, FOR CITY USE ONLY) CONDITIONS of APPROVAL (if any): BY: DATE: CITY of ASPEN, ENG DEPT P86 IV.A. E AFFIDAVIT OF PUBLIC NOTICE EXHIBIT 1 REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 002 7 GcJ- Pte" `�a� Al. 2 ,S- , Aspen, CO SCHEDULED PUBLICHEARING DATE: 20 �� STATE OF COLORADO ) ss. County of Pitkin ) 1, CJS o Plarlr7 (name, please print) being or representing an Applicant to the City of Aspen, Volorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior.to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice 5s.s posted at least fifteen (15) days prior to the public hearing on the 5 4'�"day of _ , 20/ , to and including the date and time of the public hearing. A photo raph of the posted notice (sign) is attached hereto. X Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested,to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. 4atur<i The foregoing "Affidavit of Notice" was acknowledged before me this "day of 20J5, by --sod:. MATTHEW MOSCHET WITNESS MY HAND AND OFFICIAL SEAL NOTARY PUBLIC STATE OF COLORADO My Commis' n expires: 6a//u I;W 6 NOTARY ID 20104003023 Imy COMMISSION EXPIRES FEBRUARY 16,2018 Notary Public ATTACHMENTS AS APPLICABLE: • COPYOFTHEPUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERSAND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OFMINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 PUBLIC NOTICE RE: 229 WEST SMUGGLER/426 N. SECOND-FINAL MAJOR DEVELOPMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 25, 2015, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Council Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an application submitted by 229 W. Smuggler LLC and 426 N. Second LLC, 3509 Crescent Avenue, Dallas, TX, 75205, affecting the property located at 229 W. Smuggler/426 N. Second, Units A and B, Second and Smuggler Subdivision, City and Townsite of Aspen, Colorado, Parcel ID #2735-124-17-031 and -032. The applicant is requesting final design approval for an addition to the Victorian and construction of a new detached home on the site. The requested development approvals associated with this application may be modified by the approving body. For further information, contact Amy Simon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970)429-2758, amy.simon@cityofaspen.com. s/Willis Pember Chair,Aspen Historic Preservation Commission Published in the Aspen Times on February 5, 2015 City of Aspen Account 210 WEST FRANCIS LLC 212 WEST FRANCIS LLC 301 LAKE AVENUE LLC 255 13TH AVE SOUTH#202 255 13TH AVE SOUTH#202 2385 NW EXECUTIVE CENTER DR#440 NAPLES, FL 34102 NAPLES, FL 34102 BOCA RATON, FL 33431 310 WEST FRANCIS LLC 322 SMUGGLER LLC ALLEN ASPEN RESIDENCE TRUST 310 W FRANCIS ST 6120 SO YALE AVE#813 4545 POST OAK PL#101 ASPEN, CO 81611 TULSA, OK 74136 HOUSTON, TX 77027 ARGON LLC ASPEN RIVER RENDEZVOUS LLC ASPEN VALENTINE LLC 533 E HOPKINS AVE 3RD FL 186 VAIL LN 600 MADISON AVE SUITE#1601 ASPEN, CO 81611 NORTH SALEM, NY 10560 NEW YORK, NY 10022 BARNHART PAUL F JR BRUNDIGE CHELSEA C CITY OF ASPEN 2121 SAGE RD#333 1755 SNOWMASS CREEK RD 130 S GALENA ST HOUSTON,TX 77056 SNOWMASS, CO 81654 ASPEN, CO 81611 CMML PROPERTIES LLC CONOVER CATHRINE M COTSEN 1985 TRUST 120 E 56TH ST#320 1010 WISCONSIN AVE NW STE#550 12100 WILSHIRE BLVD STE 905 NEW YORK, NY 10022 WASHINGTON, DC 20007 LOS ANGELES, CA 90025 FRANCIS AND SECOND ST LLC FULLERTON TRUST GREENBERG ASPEN LP 50% 4545 POST OAK PLACE DR#144 306 W FRANCIS ST #3 BRENTMOOR HOUSTON,TX 77026 ASPEN, CO 81611 ST LOUIS, MO 63105 GREENBERG RONALD K TRUSTEE HANSON LUCY C KINNEY FAMILY LP 50% 1775 FIR ST 307 W FRANCIS ST 230 S BEMISTON AVE#101 PORT TOWNSEND,WA 98368 ASPEN, CO 81611 ST LOUIS, MO 631051907 LAKE 206 LLC LAND TRUST LEWIS JONATHAN D REV TRUST PO BOX 3337 1650 TYSONS BLVD#900 414 N FIRST ST BEVERLY HILLS, CA 90212 MCLEAN,VA 22102 ASPEN,CO 81611 MCMAHAN FAMILY TRUST MCMANUS JAMES R MOORE DIANE 201 OCEAN AVE 1606P 430 GRAND BAY DR#301 303 W FRANCIS SANTA MONICA, CA 90402 KEY BISCAYNE, FL 33149 ASPEN, CO 81611 PEARLSTONE ESTHER S PHILLIPPE THOMAS E JR&SUSAN SAX JOEL PO BOX 8750 MARIE 303 W FRANCIS ST ASPEN, CO 81612 225 W SMUGGLER ST ASPEN, CO 81611 ASPEN, CO 81611-1356 SCHERMER LLOYD G& BETTY A SCHIFF DAVID T SIERRA ADVISORS LP 210 LAKE AVE 1177 AVE OF THE AMERICAS 42ND FL 333 LITTLE JOHN LN ASPEN, CO 81611-1347 NEW YORK, NY 10036 HOUSTON, TX 77024 SMUGGLER 326 LLC VICENZI GEORGE A TRUST 10671 CHALON RD PO BOX 2238 LOS ANGELES, CA 90077 ASPEN, CO 81612 .r f f i • 4 , �v S • AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 'nci W • S MLACoGLr__� Z4z(.--, N. 6E&�)OAspen, CO SCHEDULED PUBLIC HEARING DATE: kgu k5kq 201S STATE OF COLORADO ) SS. County of Pitkin �/ ) I, \, % (a�y f� f / (name,please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the _ day of 120 to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. tit •+i3,'" Mlz lzzzg4bfj btiee. By the mailing of a notice obtained from the Community Developent Department, which contains the information described in Section N 4 -1(2) 6f_-tE4sppla.?h ,Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage a tib r, r prepaid U S.-mail to all owners of property within three hundred (300) feet of the 11` YFIproperty subject to the development application. The names and addresses of a`'ro '&1 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 thew-'T and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public .iiotification and a copy of any documentation that was presented to the public is attached hereto. (continued 077 next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Si at e The fo egPing "Affidavit of Notice"was acknowledged before me this dal �I of , 2015, by ��ILtG?UL�i� i9�f�23 ! T PUBLIC NOTICE RE:229WEST MAJOR DEVELOPMENT26N.SECOND.FI- ' WITNESS MY HAND AND OFFICIAL SEAL NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday,February 25,2015,at a meeting to begin at 5:00 p.m.before the Aspen Historic reservation Commission,in Council My commission expires: Chambers,City Hall,130 S.Galena St.,Aspen. HPC,Will consider an,application submitted by 229 W:.Smuggler LLC.and 426 N.,Second LLC,3509. - -Crescent Avenue,Dallas,TX;A205,affecting the property located at 229 W:Smugggler/426N..Sec ond,Units A and.B,Second and Smuggler/426 Subdi- Vision;City and Townsite of Aspen:Colorado,Par- Not Public cel ID#2735-124-17.031 and-032. The applicant is requesting tinaldesign approval for an addition to the Victorian and construction of a'.newAe tachedhome.onthe sitei The requested develop KAREN REED PATTERSON merit approvals associated with this application - may be modified by the approving body. For fur- NOTARY PUBLIC ther information,contact Amy Simon at the City 0 I STATE OF COLORADO Aspen Community Development Department,130 S.Galena St.,Aspen,CO,�s7o�a2s-27sa, NOTARY ID#19964002767 amy.simon@city°'aspen.°om. TTACHMENTS AS APPLICABLE: aIWUIIs Pember ' . My Commission fires February15,2016 Chair,Aspen Historic Preservation Commission JBLICATION - Published in the Aspen Times on February 5,2015 loszssas) ;)F THE POSTED NOTICE (SIGN) ( 0 LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 EXHIBIT DOWLER RESIDENCE 229 WEST SMUGGLER STREET & 426 NORTH SECOND STREET, ASPEN, COLORADO I— V w I— 0 D 0 = U V z� Lu V Lu >0 J O to DATE 2.24.2015 % \ ISSUE HPC FINAL PLAN SUBMITTAL PROJECT ROD CTNUMBER: 3.827 \ DRAWN BY:Authe-NECKED Mhackar :. -:-...._ !. HISTORY: ISSSB � 1555€Q SHEETINDEX A0.1 PLAN OF EXISTING CONDITION A0.2 PHOTOGRAPHS OF EXISTING CONDITION COVER A0.3 SITE PLAN A0.4 PROPOSED MATERIALS HISTORIC HOME RESTORATION &ADDITION, AND REPLACEMENT OF NON—HISTORIC HOME A0.5 FAR CALCULATIONS A1.0 LOWER LEVEL PLAN H.P.C. FINAL PLAN SUBMITTAL A1.1 FIRST FLOOR PLAN " _ A1.2 SECOND FLOOR PLAN A1.3 ROOF PLAN Susie A3.0 UNITS'ELEVATIONS A3.1 UNIT'B'ELEVATIONS A3.2 LIN IT W ELEVATIONS w O•O A3.3 STREET ELEVATIONS H A3.4 PERSPECTIVES A4.0 BUILDING SECTIONS A4.1 BUILDING SECTIONS �, tp 728 Midland Av`iw•IPO B"5291 Back, Colorado 81821 970.927-49251 vmw.cryan:hinwb.<om / SAJ STS_ / _\` M1 \ \ W _ o .LS nl';pr y, 22 — d O r a _ L LLJ 21 w o Li " / ; --- vi LLJ \\ / T >�� O UNIT / / B DATE: 2.24.2015 ISSUE: HPC FINAL PLAN SUBMITTAL Rir.r PROJECTNUMBER: / 2012.003.827 DRAWN BY:A,th,CHECKED Mh.6.r HISTORY: UNIT j x7s / I � / ------ \� / / PLAN OF EXISTING \ � CONDITION U : w r r---Is� A0.1 EXISTING SITE I, 0' 8' ,B' 37 228 Midhnd A....l PO Bo 529 B—It, Colorado 81621 970.9774925 I wvw. —hitbe—. _k i3' yy - rag 4 VA � I N k MAN i ktf"�S •• •• _ ,.1: r�� •'e _ .vim' ��}``1 �,` +���f 1ti ��' ! 1,'��tg ... •: �' ��.,•1af, ��� 6` i. 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F �R V W D 0 2 �. n22 a I Lu Ua ` ' 11 rRONrSFTeA ' U W 3 t / B4 `ar u O - ! uj UNE OF ORIGINAL AI _ HOUSE LOCATION ( --�°O.'+•�� - `__ G�w p'-p• I 9i•47�, IN SAME EPWCED WNSAME +w / u w `w TOTAL now B2 p Bt J vJ / AREA t , 4 I 1 9,000± O ip r 1 S.F. 1 NEW AREA N WELL / DATE: �u ( EXISTING IiousE p 1 F 2.24,2015 EXISTING COAL 7 UNIT'8, V I CHUTETO BE J( \ fin 4 - ISSUE: V REFURBISHED _` &---, I HPC FINAL PLAN v to•_a, 7 NEW SHEDDORMERI i _ _` ` ( ,y, BE SUBMITTAL PROJECT NUMBER: NEW SAIR 2012.003.827 AREA WELL BD ll DRAWN BY.AthorHECKED BKhe,k,, / AC HISTORY: � rn AB 1 / - /v t ` D ss a mm Iss€D I // , Ij / NEW STAIR / NEW UNIT BONE/ BCOR 4> ADDITION / �• / N N 'IV g TREE CHART I 10 24 TREE TYPE SIZE DRIP �BB I DECIDUOUS 30' 70' , 2 DECIDUOUS 30" 70; 3 DECIDUOUS 26' 70 4 DECIDUOUS 40" 70' A5 S DECIDUOUS 4 10' 7 --NEW U 4NIf'B / 1 _� 6 CONIFEROUS 6' 6' A ' Al nil ID4c��- �GARAGGEE 7 DECIDUOUS 11' 20' I rBR•.. I � R -'-- .� 8 CONIFEROUS 6' 12' E4RGAgA,S - _ 9 DECIDUOUS 4" 6' Al � ------I 10 DECIDUOUS 12' 20' DECIDUOUS 6' 12' "^11-W ``� ! 12 DECIDUOUS 13' 20' ..Ai.(1(1• ' �-�._` 1 I 26 13 CONIFEROUS 11' 14' �r VBA + 14 CONIFEROUS 11" 14' +_ 15 CONIFEROUS 11 14' Q"ZV� ` 16 �O�� DEd000U5 18 28' 17 CONIFEROUS 3' 8' 18 DECIDUOUS 6' 10' 19 DECIDUOUS 20' 40' 20 DECIDUOUS 18 40' 21 DECIDUOUS 27 70 SITE PLAN 22 DECIDUOUS 27' 70' 23 DECIDUOUS 6' 8' 24 DECIDUOUS 4- 6' 23 DECIDUOUS 4' 6' 26 DECIDUOUS 4" 8' o r e' r L SCALE: ,/e'-1'4' A0.3 D' B' ,s 32 SITE PLAN 228 Mld-d Avenue I PO Bon 5291 B...I, Colorado 81621 970-927A925 Iwmv.cry.rchitects.com - --- ----....� U) I I I I iI i U i I I L1J o i � ; d = LL1 U G � U z = Lu a � T N z EXISTING CLAPBOARD SIDING 4.5" PROPOSED CLAPBOARD SIDING 3"EXPOSRE-TO PROPOSED SHINGLES AT HISTORIC- PROPOSED SLOPED GLAZING(COAL CHUTE) uj J u EXPOSURE(COLOR TO BE SELECTED) REPLACE NON-HISTORIC CEDAR SHINGLES AT GABLES SAWN CEDAR SHAKES OG I DATE: I 2.24.2015 !I ---- - ISSUE: HPC FINAL PLAN _ SUBMITTAL PROJECT NUMBER: !I 2012.003.827 DRAWN BY:Awh.I'HECKEO Mh.ck.r HISTORY: I i I i I I i I PROPOSED HORIZONTAL WOOD SIDING AT DORMERS 4.5"EXPOSURE PROPOSED METAL ROOFING PROPOSED WINDOW SYSTEM(TYPICAL AT NEW CONSTRUCTION) EXISTING STONE FOUNDATION-SAWN AS THIN VENEER-PAINTED PROPOSED ALUMINUM AND GLASS GARAGE DOOR (COLOR TO BE SELECTED) RHEINZINK I i i i i i i i i PROPOSED MATERIALS o z 4. r � 1 PROPOSED METAL SIDING-RHEINZINK PROPOSED PERFORATED METAL SPECIAL WINDOWS AT VICTORIAN PROPOSED SUN SHADE-SAIL PROPOSED METAL DECK AND STEPS A�• SIDING-RHEINZINK 4 'I .mmirrrrrro.stiim RB 11.1 dAv ..I PO Bon 529 1 B.Yh• 2 81621 __- 9]D9Z/i925151-www.aY.rthitMe.wm EE F1A u B ■B GARAGE I I ii w UNIT B MAIN o 1333 SF = w � U zz w wa Q � -0 ED v o� UNIT 722SF IN _ NIT BI ARAGEMIN 427 SF V DATE: / 2.24.2015 ISSUE: HPC FINAL PLAN SUBMITTAL PROJECT NUMBER: 2012.003.827 _ FIRST FLOOR 2 '. DRAWN BV:Authol'HECKED BVCheder A ❑A HISTORY: B ❑B 1565 PAM 111M �B GARAGE GARAGE T, I l UNIT B UPP '' 840 SF UNIT B LOWER 1792 SF CALCULATED FLOOR AREA UNIT A II EXPOSED CALCULATED Neme Level GROSS AREA WALL FLOOR AREA LOWER LOWER LEVEL 1071 SF 10% 107 SF UNITA MAIN FIRST FLOOR 722 SF 722 SF UNITAUPPER NEWSECOND 5475E 5475F FLOOR 2340 SF 1376 SF UNIT LOWER FAR 1071 SF CALCULATIONS NI A PE UNIT BLOWER CALCULATED FLOOR AREAUNITB - GARAGE CALCULATED 547 SF Name Level GROSS AREA 1. .-Is FLOOR AREA _ 422 SF UNITB MAIN FIRST FLOOR 1333 SF 1333 SF e z 4. a itvr•-r:. / UNIT B UPPER NEW SECOND 840 SF BIO SF F FLOOR UNITBLOWER LOWER LEVEL 1792S10% 179 SF SCALE: 1/8'-1'-0• E UNIT B LOWER LOWER LEVEL 422 SF 42 SF GARAGE UNIT B FIRST FLOOR 427 SF 375 S.F. 52 SF GARAGE MAIN EXEMPT AO• 48155E 21475E J` GRAND TOTAL FAR 3823 SF womcRem NEW SECOND FLOOR 3 LOWER LEVEL 22I$Mi al.na A=BwPO 80.5291 B-11. Colorado 81621 970.927-09251 mvw.M—hit,-- FRONTSETBACK 1 --------------- Z ------__------ A4.0 B4 — -2— E B2 81 27-61? 15-4 --- - I ----------- ---- I BF I ..: I I I CLOSET I I '^ GUEST BED 1Lu C.UES;BATH i I I I I I m PROPERTY OV r LINE w U -- - -- ----- - - - - I Z o U Lu D� ' 11 OF " I F7 %: 0 LU A LAUNDRY ,•`, LLI " ; I JUj 4T . DATE: MEDIA/ GUEST BED 2 I 2.24.2015 SITTING i I ISSUE: HPC FINAL PLAN 1 I SUBMITTAL M1 I PROJECT NUMBER: 2012.0133.827 �J DRAWN BY:Au[hof'MEC%ED BYCheMr HISTORY: j G STB I \ . ' GUEST BED q = I GUEST BA 2 I�.. P E IiICLOS HALL MECHANICAL 11 I SrMNG _ ROOM A I I I I I _ - - LOWER I GARAGE I I I M.1 I Imo- ~ EST GUEST BED B G B i PLAN LOWER LEVEL iTi i 1 ----ItiFF-►�ITFi — -- --------------T--- — ----------------------------- _ ------- -------� _==vvc______ p T REARSETBACK ---- I o Y a• r I, I r—L� —1 . • +- -------T-- -- ---1—�L_--1 --- ----------------------- i SCALE 1/4'-1'-0' iBA REAR GARAG1-1 ETBACK A1 .0 — LOWER LEVEL B4 1/4'-1'-D' 220 Mid6nd AwnwlPO Bna SA 16...h, 1621 Calondo 6 9/PA2/49761 d.c81621 cb.mm I IFRO SETBACK ----------- -i- 2 --- ---------------- — ----------- 1 A4' 84 B3 B2 B1 31'-41 W 2T-61 16 Ir — -- — — — --- -- ------------ -—-—- I - BF NON44STOFUGUARDRAILT08EREPLAC D WITH PERIOD CORRECT TURNED SPINDLES I l NEWELLS AND RAR.S 18ST4 W37 STUDY 1ar-0 1 I I U I LOSET j [_,4NTlY W D PROPERTY �. 1 I UNE Iw 0!a' w 1 BE -—-—-—-—-— - - -JLI — — — ----------- —-—- - U WING ROOM I I I ( ) Z 1 I POWDE v w 0 -'-'---'- ---'-----'-'-'--'--- ROOM , I Q o 1 LO I STAIR jaLLJ Z w I ------------- ------ BD uj BD 1 I I V 1 � Q R Ip II I 1a-r Wlj a l DINING ROOM �i BREAKFAST h�-3 1. "i V DATE: r Iii I : 224.2015 i o I -----, i I DPoPTHROWH I�'1ETAL ISSUE: DECK AND sTEP; HPC FINAL PLAN tOD`d I I SUBMITTAL PROJECT NUMBER: 1 - I 2012.003.827 IF- -- BC I DRAWN BY:AuMoK]IECKED BYChadar PTHROUGH CKAND STE 1 I 7eHISTORY: a�4� 1 MOFFICE I ss a c ------ j D 4' B' 19 61/7 1011-0. 1 1 i I ' j KITC HEN DININ I r ____ CLOS I II LINE OF WALL � I BELOW,TYP. I I I m — I -- � I � COURTYARD I I GARAGE 2" LIVING I 1 A4.1 pT{R I '1I I I I I 1 i j I FIRST FLOOR r ® I I I PLAN r . 1 r . r . I ---1-- -------------- I— ----------------------- — REAR SETBACK ------ -------� . / I I 0 2 v SCALE: 1/4'-1'-0' ------- -- --------------- ——+--- --------------------------- - BA ----------�— —i I � REAR GARAGE SETBACK 34'-T A5 A4 A9 A2 i Al A 1 .1 FENCE 7A WALL 11 — - - - - FIRST FLOOR PLAN 2 •amu-YLm 1//'-1'-0• 228 Midland Avenue I PO Bon 5291 Bauh, COloodp 81621 970-92749251—.M..h i—.— I z A48 A40 II �" B4 B3 62 81 I 1 �- BF -— — — --- - ------ ---- I .... . . . . .. 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SUBMITTAL PROJECT NUMBER: 2012.003.827 1 I j DRAWN BY:AuthOrNECKED SYa.&*, HISTORY: I LOW SLOPE 1 I ROOF I I I I I I I I I I 1 I ' I MASTERI CLOSET N ' I I I 1 MASTER i BATHROOM A I i 2 4 t MASI BEDROOM A I I i SECOND FLOOR I j I PLAN --1- -- lit - -------------- -- i----------------------------- ----------- ---- ' £ r--- REAR SETBACK 1 Io e• e•' scnLE: 1/4•-r-o II I I REAR GARAGE SETBACK -� I 74 8' A1 .2 529 B.w - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - �mmeuaraY.onc aLm 228 Midland A.—I PO B. h, SECOND FLOOR PLAN .) yob„aoetazt 970 927-492 5 1 vww.cryud;it.cb.com T 64'slns•a31r" I I I ---- -- ----- -----i BF I I TO BE REMOVED AND REBUILT WITH I I ST NG DEPTH,OVERHANGS,EAVE DETA LS BUT WRH MODERN FRAMING MrERIALS AND INSULATION 1 I I w °o ~ ° BE L 4 - ----------�— — —I — ( = U U w � I _w I p � - � I I N z REMOVE OUSTING I I W DORMER of 7884'-115/16' N) 7884<,n BD -----1 I E 78,aaerez RESTORE EMSTING I O BRICKCHIMNEY I I 3 I N ! I QI �I I I DATE: I OI NEW SHED DORMER 2.24.2015 N) ISSUE: 7686'-7111 I I HPC FINAL PLAN REMOVE EKIS,ING SUBMITTAL SKYLIGHT ' PROJECT NUMBER: I ——————————————————— -- I I 2012.003.827 DRAWN BY.AuthoK:NECKED BYChecker i. _ _--- WEE HISTORY: 188SE O8g 8A'SS�Q '. I ' I I STANDING SEAM RHEINZINK ROOF, TYMCAL ON ALL NEW jSTRUCTURES U.N.O. 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SHADE ER THAN THE - HISTORIC HOUSE COLOR(TO BE O ! p SELECTED) , —} EXISTING 4.5'EXPOSURE CLAPBOARD IDING,CORNER BOARDS AND BASE TRIM I Q _-- � OREMAIN AND BE RESTORE � � _/� IRLLJ STFLOG 3 ` NEW CONCRETE FOUNDATION TO MATCH EXISTING! I / ¢ = ^---- - { PEARANCE:EXISTING FOUNDATION STONES TOBE-I- UT DOWN TO VENEER THICKNESS AND APPLIED T' LLJ NEW CONCRETE FOUNDATION WALLS I NONiiISTORIC GUARDRAIL TOBE I N I ( REPLACED WITH PERIOD CORRECT TURNED SPINDLES,NEWELLS AND RAILS. I O OTHER VICTORIAN DETAILS TO REMAIN I I Irl I I I Irl DATE: L------------1— -------------------- --------------J 2.24.2015 UNIT'S'-NORTH ELEVATION ISSUE: t/a--r-0- HPC FINAL PLAN SUBMITTAL PROJECT NUMBER: BA M BB BC 8D BE BF 2012.003.827 RESTORE EXISTING DRAWN BY:AYIM!-HECKED BYCh.cbr BRICKCHIMNEY HISTORY: .•ate HSTF LGAM tz REMOVE SHAKE SHINGLE SIDING 4r— AT rAT GABLE-ENDS AND REPLACE __ WIT H HORIZONTAL CLAPBOARD SIDING 3'EXPOSURE 1 NEW SHED DORMER - 1 STANDINGSEAM RHEINZINK ROOF NEW SECOND FLOOR 1091-10" SIF '. ` ) FIRST_FLOOR .._._ 100' 1 fo UNIT'S' 05'EXPOSURE CHANNEL REVEAL METAL DRIPTHROUGH I I : ELEVATIONS I SIDING,LIFT UNES TO MATCH DECKANDSTEPS HISTORIC SIDING AND PAINTED A SHADE DARKER THAN THE HISTORIC HOUSE COLOR(TO BE I SELECTED) REUSE EXISTING STONE i I FOUNDATION FOR I I I I 4 z VENEER OF NEW L I FOUNDATION WALLS I I I I I L I i I I I I I I UNIT'B'-EAST ELEVATION A3.0 114--r-0- I rrv�o4nnKLm 228 Mid=Arwwnu•I PO Bon 5291 Bawh, COIOr.d,81621 970-927-09x51 mvw.crya rchiNch.com 2 A4.D Al,i Aao 63 B2 81 j RESTORE EXISTING BRICK CHIMNEY REMOVE SKYUGHi NEW SHED DORMER - V I WITH 4.5'EXPOSURE REVEAL UAP SIDING _ STANDING SEAM RHEINZ,NK ROOF 1 NEW STOREFRONT WINDOW 12 12 PD SIDING 1 1 O NEW SECOND w FLOOR2 w EXISTING 4.5'EXPOSURE CLAPBOARD i 109-101, i• V r 'G SIDING,CORNER BOARDS AND BASE TRIM TO REMAIN AND BE RESTORED - STORE FRONT DOOR V Wrr p i NEW STOREFRONT DOORS a ll . ALUMINUM AND �' GLASS GARAGE 5/a� A D DOOR w G [ REMOVE MODIFIED HISTORIC w WINDOW BDOOR _ _ I _ _ _ FIRST FLOOR LU G RELOCATE EXISTING WINDOW AND I 100 J LOj REPLACE W/NEW WOOD WINDOW V I 1 I I v o I I I I i I I I 1 NEW METAL DRIPTHROUGH I I DECK AND STEPS I I I 1 I I I I I DATE: I I I I I I 1 2.24.2015 a I I I I I ISSUE: 13 ti HPC FINAL PLAN L____________L ___________ _______1________ __________ ——— SUBMITTAL PROJECT NUMBER: 2012.OD3.827 UNIT'B'—SOUTH ELEVATION I BF BE BD BC BB 2 BA A l'-l" DRAWN BY.Atho/HECKED B)Che<ker A4.1 HISTORY: RESTORE EXISTING BRICK CHIMNEY ISSN mg calm NEW SHED DORMER 12 14 NON-HISTORIC DORMER TO BE REMOVE SHAKE SHINGLE SIDING AT GABLE-ENDS AND REMOVED REPLACE WITH HORIZONTAL CLAPBOARD SIDING 3' EXPOSURE SECOND FLOOR_n 110'-8" V It EXISTING 4.5'EXPOSURE CLAPBOARD SIDING,CORNER BOARDS AND BASE TRIM TO REMAIN AND BE RESTORED --..�I GARAGEF RSST UNIT'B' — — , F 98°0 ELEVATIONS EXISTING WINDOWSTO BE I I NEW CONCRETE FOUNDATION TO MATCH EXISTING REPLACED W/NEW WOOD WINDOWS I I APPEARANCE:EXISTING FOUNDATION STONES TO BE CUT 0 2B' TO MATCH EXISTING ITYPI i I DO WN TO VENEER THICKNESS AND APPLIED TO NEW �� CONCRETE FOUNDATION WALLS I I I SCALE: 1/4'-1'-0' i I 1 I i I I I r i A3.1 UNIT'B'-WEST ELEVATION •�RKG..aaaa�a�a„a 1/4--1'-0- 2 228 Midland Avenue I PO Box 5291 Basalt Colorado 81621 970.92749251www-,—hitect— A4., 7 I L 4.5'EXPOSURE CHANNEL 12 REVEAL SIDING �12 METAL SKY LIGHT-TO r , MATCH WINDOW SYM v W O I STANDING SEAM O O , RHEINZINK ROOF I PANELIZED RHEINZINK STANDING SEAM I _ SIDING RHEINaNKROOF U G PERFORATED U O I I RHEINZINK SIDING Lu I I 108'-0' S DNNG� RHEINZINK Dg p Li T II METAL CI-AD COLUMN R�E)(PSOISDING CHANN --- II EAL METAL DOOR SYSTEM UJ w I) MATCH WINDOWS J j 'I V INTERIOR STAIR LANDING /1J oG DATE: UNIT'A'-WEST ELEVATION UNIT'A'-NORTH ELEVATION 2.24.2015 114 -ru- 1/4'-1'-0' 2 ISSUE: '.. HPC FINAL PLAN SUBMITTAL PROJECT NUMBER: 2 0 0 0 2012.003.827 AB AC A01 DRAWN BY:AuthorHECKED BYChe ker HISTORY: 4.5'EXPOSURE CHANNEL REVEAL EV 05'EXPOSURE CHANNEL REVEALSIDING lamD91E �ceicn REVEAL SIDING I METAL SKY UGHT-TO 1 MATCH WINDOW SYSTEM 1 TANDING SEAM 12 RHEINZINK ROOF AND 12 ALLCLADDING i STANDING SEAM I RHEINZINK ROOF O PANELIZED RHEINZINK PERFORATED ZIN ¢ I I SIDING SIDING fM W-c" o I I METAL WINDOW SYSTEM o I I I I I AL DOOR SYSTEM ICH WINDOWS I 1 a'1 UNIT'A' ELEVATIONS UNIT'A'-SOUTH ELEVATION UNIT'A'-EAST ELEVATION vs'_,•-0 0 2 SCALE: 1/4'-1'-0' A3.2 228 Midland Av.�s I PO Box 5291 Basalt, Colorado 11121 WO-92/4925'^�^'.cgarchitecb.com i I 81 82 83 Al 84 A2 A3 A4 I RESTORE EMSTING BRICK CHIMNEY I I U 25'HEIGHT LIMIT { ui - -------i--------————------ ------------------------------------------- F-- I s w � w NZ Lu Lu t � s I { OG I DATE: _ AL 2.24.2015 i I ISSUE: HPC FINAL PLAN SUBMITTAL '............ PROJECT NUMBER: NORTH ELEVATION 2012.003.822 DRAWN BY:A,th,rHECKED Mhede, HISTORY: BE BD AC BB (AB; AA�Aj 6%M am III= •___—____ 25'HEIGHT LIMIT ..,..�, r----------------------------------- ———————————————————- Z---------------------------------— —Alam= _----------I { 1 1 STREET ELEVATIONS t tk 2. SCALE. 1/4'-1'-0 WEST ELEVATION ^/ A3.3 1/4'-1'4' ` 2..J—dA--.I PO Bon 529 Buell, Colorado 81621 9 0,9 4925 1 wvm.c,—hitecl-- II _ I LLJ Lu LLJ z. Lr LLJ 224.2015 PERSPECTIVE-SOUTHWEST PERSPECTIVE-NORTHWEST . CORNERI CORNER HPC FINAL PLAN �2 SUBMITTAL JECT NUMBER: 1.12 11 3.827 I - PERSPECTIVE-SOUTHEAST PERSPECTIVE- NORTHEAST PERSPECTIVES CORNERCORNER SCAa A3.4 BF BE BD BC BB A;, BA I MCI i U Lu NEW SECOND �° _ FLOOR n o 109'9'-10" 1 a � V Z Wr STUDY NG ROC M DINT ROOM U G U z � W V Q � N FIRST FLOOR , $,,.3 a ,F,..•,• 100'-0" GARAGE FIRST IL FLOOR — — — — — _ — — 98,-0" lzy W J� ,• Ot GUES LAUNDRY MEDIA/ti / r SITTINGI- W&MICAL -. DATE 2.24.2015 ' ` • _ — _ — — — — —LOWER LEVEL ISSUE .. . ... — — BUILDING SECTION 6 1, HPC FINAL PLAN 1„-_,•-0• I SUBMITTAL PROJECT NUMBER: BA AA A41 BB BC BD BE B F 2012.003.827 DRAWN BY:AuthorHKKED BKhecker HISTORY: L45S8 !2� ISSS7EQ I I I I STOW E STAo HAL NEW SECOND ........ _ ..._.._... .. ..............._ a: FLOOR 10 77 _ KITCHEN . ST _._ .. MUD/ TO WASHNS G7GE ... FIRST FLOOR GARAGE FIRST ! -•�' ... l li FLOOR _ BUILDING SECTIONS LOWER GUEST BATH GUEST BED 2 o z a• GARAGE 2 SCALE: 1/4'-V•0* LOWER LEVEL /� r.E e�NorEs_BURnINc sFcnDNs: 87'_�"" -RE:STRULATION IN ALL FOR ALLFRIOR WA SAES A4.0 �•O I R191NSUlATIONINALL NEW EXTERIOR WALLS,TYP. -RW NSUTATION IN ALL NEW ROOFS,BLOWN OR BATT AS REO'D PER CONDITION,TYP. -R38INSULATION AT NEW FLOOR AREAS OVER UNHEATED SPACES,NP. BUILDING SECTION S -FLASHASREO D. 1/4'-V' ' 2 -COORD.ALL INTERIOR FINISHES WITH OWNER.TYP. mrllerrnw•aonmaLm 228 Midland Avenue I PO Baa 5291 Bawh, C.1—d.81621 9 70.927-4925 1 vmw.cryarehhacts.com i 2 I I I � I F- U LuO ASTER� '.. 131�1 OOM k D D ' d GARAGE2ND = W a- _FLOOR F z o LLJ QLU zq o KITCHEN LNPIG I w FIRST FLOOR LLJ GARAGE FIRST FLOOR (AlLIt Al . uE BATH SITTINGROO ESTB TH`s. 2.2a 22ou _ ISSUE: 2 HPC FINAL PLAN TAL (� (� \64 All :x l B3, AaD B2 s, �1=III III=III 111=III III III—III III—III III—III III III—III III—III—III—III–' LOWERLB�� SUBMIT 7A4.1 _ -III—III—III—III—III—III—III—III—III—III—III—III—III—III III—III—I 11—III III—I i I UNIT A SECTIONDRAWN BY.AI tho.'NECKED BKhader A Z '...T t dI T I1 T t HISTORY: I1ll.l1 1, I Y AIJ.l1r'I f i 1I.1 I� 71 J. I 1 11 _I ITT L Q9¢. I$$L�.R _ 1 I I.i F:.._................ I .. , ROOF ,*� TTZ 1..�.�I12 1I'1 i ii�11 _ ..". T'.._x' eI x A T f I L r A 1�1 r'.r n`• -. ' I -120'-015/32".. At i r 1 TTr.lC T1rS ... IIYLiI Ir..I LT 1 - 4 Irl I 11-. 1:.ASI1 ...' SI I4I 111I1 SI 'TAl - TC.'iC sII(L1 Z'I SIr11T x�.T Z.x r.._1,,, I i r j-.f .1 I I I T 1 i I r _ ........___ .. ...... Y T 1 1.. MASTER r f it r. 'Lx BEDROOM 1iTTI iTr z.li�il sl zr lr� Lr1Ti I }II:TrIIT Alr I r I P '2. A 1 I .Y 1 r .............. L IY,IT T1 I T. A T I I T i r 1�- I .... .... ....__..._. ..._ ......... -- ; ;1 T�l 1 1�..T[1 1 1 Y r _.. ....... L__. SENEW SECOND ❑ ❑... -_ T..i 1 r` [ [ [ L x Y_.[: I r r r [ [ r T Z r',... .. 1-_It__�I� -ct-:rirAlY::2'1'r-T_-'T-21-x:Asr LAz'l:c .I'i FA l�x:::.IlY11Y rA, I FLOOR - GARAU10M0" ' I- ..: .... FLOOR n I. V �. PD I LMNG � � , I . I I _ ... ARAGE I ...................... ........ I„ FIRST FLOOR I GARAGE FIRST I I FLOOR '. I : BUILDING 1 III. 1 III L�. SECTIONS ROOM A B GU T B B _ - -.I III :III I I III I I III III 11 L;' oWEIR I SITTING UESTI I_ -.J.. I -I I I_.I I_.._'. .L I I I�. GE ATM I I I I III III I I 4,—;�_ �I I ' I i III,:. III III I I SCALE: ,/4•_,,-0. LOWER LEVEL ,- L......I I -RE:STRUCTURAL DWGS.FOR ALLFRAMING SIZES A4.1 R,9INSULATION IN ALL NEW EXTERIOR WALLS,TYP. -RW INSULATION IN ALL NEW ROOFS,BLOWN OR BATT AS REO'D PER CONDITION,TYP. UNIT ASECTION 2T R301NSUTATIONATNEW FLOOR AREAS OVER UNHEATED SPACES.TYP. -FLASH AS REO'D. 228 MiZd Avenue IPO Bo"5291 B—It -COORD.ALL INTERIOR FINISHES WITH OWNER TYP. Colorado 81421 9]0-92/49251 www.tty�rth ibcla.com LEGEND PROPERTY LINE C \ \ SMUGGLER STREET \\ I \ ----------- SETBACK \ I \ m r 3'ORNAMENTAL SHRUB m MAILBOX o' O 4'ORNAMENTAL SHRUB _ . .� O • ' O n SOD o ' ° •:o °- o ' 6"-12'GROUNDCOVER o .. o PROPERTY LIN ° 7 ,•.O p b O OO 1 ". � • ' \ D 6"-18"PERENNIALS 18-42"PERENNIALS" 10'FRONT SETBACK o v - MOVABLE FURNITURE ° ° HISTORIC STONE PATHWAY DRIP THROUGH METAL DECK AND STAIRS STONE PAVERS WITH PLANTED]DINTS -T BREAKFAST PATIO 6•STONE CURB Lu _— STONEVENEER WALL WITH BENCH z :° - :o •• r r .:� -..::::.:: -- R15ER5(3) 72 SCREEN l'J COAL CHUTE - VLu o : \ f. p - - 42"GATE CF SCULPTURAL MOMENT - - ' ---- ----_-------------- \ I - ;:., ..• 5 3 RISER - O L 01 \ °. - O ' '':.'�'�•`�- f/SGL / _________ i MAILBOX O ° 1 `1/!!l7!/ f - -- _ _. -- ------ SCULPTURAL MOMENT ° I _____- ENCLOSED COURTYARD __ _-__ : \ -:° - .• ' _ _ _ p _ - \� \ AND MOVABLE FURNITURE _ AND FIRE FEATURE _ ______ BEAR PROOF TRASH ° . - O .�;;.: :,'i..• __�_____. ._______ :-_7_ - RECEPTACLES 30'REAR SETBACK site plan date I Issue i F- •' ".M __ ___.� _ _ _._.- SCULPTURAL MOMENT 01/27/2015 hpc fl nal 02/24/2015 hpc rev LAYERED,PERFORATED METAL SCREENS WITH TRANSPARENCY j PROPERTY LINE TO ALLOW LIGHT&BREEZE ;,. _ s � / \� r\ r ♦ • r r r r ����1 \ f-\ ...... ........ ..... ..... north .. ...... .. ....... ..... .. .... ....... ... IL--y L100 D c—mgh;h1ue9reen � I LEGEND TBD FULL SHIELDED DOWN DIRECTED LANTERN c SMUGGLER STREET O BK LED LITE STICK FULL SHIELDED DOWN 24" 4 DIRECTED PATHLIGHT m m __.... _...... -- BEGA WALL LUMINARY DOWN DIRECTED,FULLY 9'-0" 5 ------ - 3579 LED SHIELDED WALL MOUNTED a LIGHT 0 - ° o ° EXTERIOR RATED LED TUBE LED,RECESSED WALL/ 6" 45LF a i - •. ° ' .. o ° o LIGHT AFFIXED DOWNLIGHT . o. o ..o o o o• o NOTES: .. 1. LIGHTING TO BE COMPLIANT WITH CITY OF ASPEN CODE,SEE E ° oPROPERTY t1lQq SECTION 26.575.150,OUTDOOR LIGHTING. o 2. ALL LIGHTING CONTROLS TO BE LOCATED IN RESIDENCE. 12. o n o 0 o m O : 10'FRONT SETBACKa ,. ,.. 3 _ •o I Lu o 1_------- . .O W U Lu :o = _______ - __________________ ___-=_-_-_- — -___-___ y _' / {�' .,� ;j�,h'�r e •�., ` �' *ems+ 9 1�. � •C - 4. 1°'r.'1 - Illillllllll� � IIIIIIIIII 44 �y = 7 t ,`IFI For t. Alf all lY1 •h • • the power of LITESTICK° I":;S S L % PROJECT: TYPE: CATALOG NUMBER: SOURCE: NOTES: CATALOG NUMBER LOGIC LT � LED Example: - LT - 18 - LED - e39 - SAP - A18 - GS Material Blank - Aluminum B - Brass 5 - Stainless Steel Series LT - Litestick®Pathlight Stem Length 3",6",12",18",or 24 (Specify in inches) Source LED - 'e'Technology with Integral Driver Designed for use with remote 12VAC BKSSL•transformers. LED Type e39 - 3WLED/2.7K e41 - 3WLED/4K e40 3WLED/3K e45 - 3WLED/Amber Finish Aluminum&Brass Finishes Brass Finishes Premium Finish Powder Coat Color Satin Wrinkle Machined MAC ABP Antique Brass Powder CMG Cascade Mountain Granite RMG Rocky Mountain Granite Bronze BZP BZW Polished POL AMG Aleutian Mountain Granite CRI Cracked Ice SDS Sonoran Desert Sandstone MitiqueT"' MIT Black BLP BLW AQW Antique White CRM Cream SMG Sierra Mountain Granite White(Gloss) WHIR WHW Stainless Finishes BCM Black Chrome HUG Hunter Green TXF Textured Forest Machined MAC Aluminum SAP — Polished POL BGE Beige MDS Mojave Desert Sandstone WCP Weathered Copper Verde — VER Brushed BRU BPP Brown Patina Powder NBP Natural Brass Powder WIR Weathered Iron H.--l. CAP Clear Anodized Powder OCP Old Copper Also available in RAL Finishes See submittal SUB-1439-00 Mounting A18 - 18"Power Pipe–with 18"Adjustable Stem.Allows for variable mounting height (for use with remote BKSSL•transformer.Must be specified with 18"stem) PP18B - 18"Power Pipe–stake with'B'Cap (for use with remote BKSSL•transformer) PP-TRe20 - Power Pipe-"'T"option with 18"stake and TRe20 Electronic Transformer" (105-300 VAC.50/60 Hz.Non-Dimming) **For use with up to 24"maximum stem length Options GS - Adjustable Glare Shield SF - Stability Flange(for use with Power Pipe ) DRIVER DATA Input Volts InFlush Current Operation Ambient Temperature 12VAC/DC 50/6OHz 10A Max -10°F-130°F LM79 DATA L70 DATA OPTICAL DATA Minimum Rated Life (hrs.) BK No. CCT(Tvp.) Input Watts CRI (Tvp.) 70%of initial lumens(L70) Beam Type Angle e39 2700K White 2.8 90 50,000 Radial 360°h x 270°v e40 3000K White 2.8 90 50,000 Radial 360°h x 270°v e41 4000K White 2.8 75 50,000 Radial 360°h x 270°v e45 Amber (592nm) 2.8 -- 50,000 Radial 360°h x 270°v B—K LIGHTING 40429 Brickyard Drive • Madera,CA 93636 • USA SUBMITTAL DATE DRAWING NUMBER 559.438.5800 • FAX 559.438.5900 www.bklighting.com • info@bklighting.com 12-23-14 SUB001109 THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B-K LIGHTING,INC.AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE,DISCLOSE ITS CONTENTS,OR TO MANUFACTURE,USE OR SELL ANYTHING IT MAY DESCRIBE.REPRODUCTION,DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K LIGHTING,INC.15 STRICTLY FORBIDDEN. the power of LITESTICKO -:�r S L FPROJ7ECT- TYPE: A18 (Mounting option) POWER PIPE''(Mounting option) POWER PIPET' (Mounting option) DIETAILI VIEW 1"Dia.(25mm) Specify Length 1 24"Maximum (610mm) 21/4" —1 (57mm)F LensO (17 _i 13/8, Lens Opening 18" sP�fY (35mm) (457mm) 4 3/4" (12omm) 1 5/8" I" l (41mm) (35mm) Grade I I l � GLARE SHIELD(optional) 18"(457mm) �{� 18"(457mm) 18"(457mm) Power Pipe'" Il Power Pipe- Power Pipe'" !i Stake )I Stake Stake 2 3/16"Dia. 1� (56mm) �•., Optional Optional -/ Optional Stability Flange Stability Flange ^--.,� Stability Flange STABILITY FLANGE(optional) O O Accessories (Configure separately) O O Remote Transformers: r 5 7/8"Dia. (149mm) All dimensions indicated on this submittal are nominal. TR Series Power Pipe UPMRM"" Contact Technical Sales if you require more stringent specifications. SPECIFICATIONS GreenSource Initiative" BKSSL® Remote Transformer Metal and packaging components are made from recycled materials. Integrated solid state system with'e'technology is scalable for field For use with 12VAC !S»L remote transformer or magnetic Manufactured using renewable solar energy, produced on site. upgrade. Modular design with electrical quick disconnects permit transformers only. B-K Lighting cannot guarantee performance with Returnable to manufacturer at end of life to ensure cradle-to-cradle field maintenance. High power,forward throw source complies with third party manufacturers'transformers. handling. Packaging contains no chlorofluorocarbons (CFC's). Use ANSI C78377 binning requirements. Exceeds ENERGY STAR'lumen of this product may qualify for GreenSource efficacy and recycling maintenance requirements.LM-80 certified components.Side emitting Wiring rebate(s). Consult www.bklighting.com/greensource for program optical grade lens delivers high efficiency,radial light distribution. PVC coated,18AWG,150V,60'C rated and certified to UL 1838 standard. requirements. Installation Hardware Materials Available for installation in three distinct mounting conditions: Tamper-resistant,stainless steel hardware. Furnished in Copper-Free Aluminum(Type 6061-T6),Brass(Type 360)or Stainless Steel(Type 304). Power Pipe- Finish Provides a clean transition from wiring system to fixture. Schedule StarGuard•, our exclusive RoHs compliant, 15 stage chromate-free Body 80,18"PVC housing for direct burial into soil or concrete. Machined process cleans and conversion coats aluminum components prior Fully machined from solid billet. Unibody design provides enclosed, 2-1/4"dia.cap for fixture mounting. Stainless steel hardware.Optional to application of Class 'A'TGIC polyester powder coating. Brass water-proof wireway and integral heat sink for maximum component 6"diameter,molded stability flange,which simplifies installation and components are available in powder coat or handcrafted metal finish. life. High temperature, silicone '0' Ring provides water-tight seal. projects into substrate to reinforce housing stability.For use with 12VAC Stainless steel components are available in handcrafted metal finish. Weather-tight cable connector with 5',2 wire low voltage cable. 43l,_59,remote transformer. (Brushed finish for interior use only). Cap Power Pipe'with Adjustable Mount Warranty Fully machined from solid billet with 11/16"lens opening.360°rotation Features 18" Power Pipe' and 18" stem which passes through a 5 year limited warranty. for precise optic positioning.Tamper resistant,stainless steel set screw. machined Delrin°bushing within the Power Pipe''Cap. (3)stainless steel set screws secure fixture position (Not available with integral Certification and Listing Optional 2-3/16"dia.machined glare shield reduces aperture brightness. transformer). ITL tested to IESNA LM-79.Lighting Facts Registration per USDOE(www. lightingfacts.com).ETL Listed to ANSI/UL Standard 1838 and UL Subject Stem Power Pipe'"'with Transformer Housing(Optional) 8750 and Certified to CAN/CSA Standard C22.2 No.9. RoHs compliant. Fully machined,l"dia.with internal threads for maximum visual appeal. Additionally features integral transformer housing fully machined from Suitable for indoor or outdoor use. Suitable for use in wet locations, Available in configurable lengths to 24"maximum overall. copper-free aluminum. High temperature,silicone'0'Ring provides IP66 Rated.Made in USA, water-tight seal. Integral,TRe20 electronic transformer. 105-300VAC Lens primary voltage. 50/60Hz. Non Dimming.20VA maximum load. \J- ROHS, I10t8 Shock resistant,tempered,frosted glass lens is factory adhered to fixture im mx u a a cft cap and provides hermetically sealed optical compartment. 'Energy Star is a registered trademark of the United States Environmental Protection Agency. B-K LIGHTING 40429 Brickyard Drive • Madera,CA 93638 • USA SUBMITTAL DATE DRAWING NUMBER 559.438.5800 • FAX 559.438.5900 www.bklighting.com • info@bklighting.com 12-23-14 SUB001109 Wall luminaires with directed light in one direction Housing: One Piece, die cast aluminum housing with a one piece, Type: die cast aluminum mounting plate. The mounting plate is supplied BEGA Product: with a flat plate that mounts directly to a standard, recessed 4" octagonal wiring box. Die castings are marine grade, copper free Project: (s 0.3% copper content) A360.0 aluminum alloy. Voltage: Enclosure: Clear tempered glass diffuser. Provided reflector made of Color: pure anodized aluminum. Housing is secured to the mounting plate Options: with two (2) mechanically captive, stainless steel set screws. Modified: Electrical: 6.5W LED luminaire, 8.6 total system watts, -30°C start temperature. Integral 120V through 277V electronic LED driver, 0-10V dimming. LED module(s) are available from factory for easy replacement. Standard LED color temperature is 3000K with an 85 CRI. Available in 4000K (85 CRI); add suffix K4 to orde Note: Due to the dynamic nature of LED technology, LED luminaire data on this sheet is subject to change at the discretion of BEGA-US. For the most current technical data, please refer to www.bega-us.com. Finish:All BEGA standard finishes are polyester powder coat with minimum 3 mil thickness. Available in four standard BEGA colors: Black (BLK); White(WH-0; Bronze(BR2); Silver(SLV). To specify, add appropriate suffix to catalog number. Custom colors supplied on special order. CSA certified to U.S.and Canadian standards, suitable for wet locations. Protection class IP64 Weight: 3.5 lbs. Luminaire Lumens: 173 Tested in accordance with LM-79-08 P K� T. 8. A , One-sided light distribution Lamp A B C C 3580 LED 6.5W LED 43/18 7 V2 5 BEGA-US 1000 BEGA Way, Carpinteria, CA 93013 (805)684-0533 FAX (805)566-9474 www.bega-us.corn Ocopyright BEGA-US 2014 Updated 05/14 J OO O C� lz v O K: --I z FTl D M M a m Un Gt 0 0 m m o � N M M U) v M C) C) D O z U) TYPE: SUBMITTAL APPROVAL CAT No.: 358OLED BEGA APPROVED BY: PROJECT: SIGNED: DATE: LOCATION: 1000 Bega Way DRAWN: AV DATE: 8/1/13 File Name:358OLED.DXF Carpinteria,Ca.93013 REV. DATE DESCRIPTION (805)684-0533 This print contains confidential information which is the property of BEGA U.S. By acception this information, the borrower agrees that it will not be used for any other purpose other than that which is was loaned. 1 HISTORIC DESIGNATION MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 211 E. Hallam- AspenModern Negotiation for Voluntary Landmark Designation, Conceptual Major Development, On-Site Relocation, Variances, PUBLIC HEARING DATE: February 25, 2015 ________________________________________________________________________ SUMMARY: 211 E. Hallam is a 6,000 square foot property that contains the studio of celebrated Aspen photographer Ferenc Berko. The lot was recently created through a subdivision approval that separated the studio from the Victorian era home to the east that was the Berko family residence. The studio lot is currently listed on the Aspen Inventory of Historic Sites and structures because the entire 12,000 square foot original parcel was designated many years ago due to the 19 th century home. While the studio lot is subject to HPC review for all alterations and redevelopment, the studio has never been formally recognized as a historic resource itself and is therefore not eligible for preservation incentives. The Berko family proposes to clarify the status of the property by volunteering to participate in the AspenModern negotiation process. The Berko’s intend to renovate the studio into a residence and add a second unit on the site. HPC is asked to make recommendations to City Council regarding the AspenModern negotiation, and to conduct Conceptual design review. APPLICANT: ELM 223, LLC, represented by Stan Clauson Associates and Harry Teague Architects. PARCEL ID: #2737-073-16-007. ADDRESS: 211 E. Hallam, Lot 1, 223 E. Hallam Street Lot Split, City and Townsite of Aspen, Colorado. ZONING: R-6. AspenModern Criteria. To be eligible for designation on the Aspen Inventory of Historic Landmark Sites and Structures as an example of AspenModern, an individual building, site, structure or object or a collection of P87 IV.B. 2 buildings, sites, structures or objects must have a demonstrated quality of significance. The quality of significance of properties shall be evaluated according to criteria described below. When designating a historic district, the majority of the contributing resources in the district must meet at least two of the criteria a-d, and criterion e described below: a. The property is related to an event, pattern, or trend that has made a contribution to local, state, regional or national history that is deemed important, and the specific event, pattern or trend is identified and documented in an adopted context paper; b. The property is related to people who have made a contribution to local, state, regional or national history that is deemed important, and the specific people are identified and documented in an adopted context paper; c. The property represents a physical design that embodies the distinctive characteristics of a type, period or method of construction, or represents the technical or aesthetic achievements of a recognized designer, craftsman, or design philosophy that is deemed important and the specific physical design, designer, or philosophy is documented in an adopted context paper; d. The property possesses such singular significance to the City, as documented by the opinions of persons educated or experienced in the fields of history, architecture, landscape architecture, archaeology or a related field, that the property’s potential demolition or major alteration would substantially diminish the character and sense of place in the city as perceived by members of the community, and e. The property or district possesses an appropriate degree of integrity of location, setting, design, materials, workmanship and association, given its age. The City Council shall adopt and make available to the public score sheets and other devices which shall be used by the Council and Historic Preservation Commission to apply this criterion. Staff Response: 211 E. Hallam was built in 1964, designed by Aspen architect Ted Mularz, as the photography studio and salon for Ferenc Berko. Berkos’s 2000 obituary in the New York Times describes him as “a Hungarian-born photographer who was a pioneer in the use of color film and helped to put Aspen, Colo., prominently on the map.” “After capturing faces, places and figures throughout the world and briefly settling in Chicago, Mr. Berko accepted an invitation in 1949 to visit Aspen, a crumbling old silver-mining town, to record the transformation that was about to take place.” Berko’s photos of the Goethe Bicentennial Convocation were the beginning of a 50 year residence in Aspen. Ted Mularz, architect of Berko’s studio, graduated from University of Illinois in 1959. A friend, AspenModern noted architect Robin Molny, suggested Mularz relocate to Aspen, where Mularz worked for Fritz Benedict and Herbert Bayer before opening his own office. Mularz appreciated Aspen’s heritage and was a founding member of the Aspen Historical Society. He practiced in Aspen for 30 years before relocating to Oregon, where he lives today. P88 IV.B. 3 HISTORIC PRESERVATION BENEFITS In staff’s opinion, this property is a clear example of the importance of the AspenModern program as part of the City’s historic preservation efforts. The property not only illustrates the important architectural philosophies being expressed in midcentury Aspen, but also the career of a prominent artist who produced iconic photos of the community. The second component of designation is scoring the physical integrity of the building. Staff’s score sheet is attached as Exhibit B. Staff scored the building as a “Best” example of AspenModern, with 17 out of 20 possible points. The Community Development Director shall confer with the Historic Preservation Commission, at a public meeting, regarding the proposed land use application or building permit and the nature of the property. The property owner shall be provided notice of this meeting. The Historic Preservation Commission, using context papers and integrity scoring sheets for the property under consideration, shall provide Council with an assessment of the property’s conformance with the designation criteria of Section 26.415.030.C.1. When any benefits that are not included in Section 26.415.110 are requested by the property owner, HPC shall also evaluate how the designation, and any development that is concurrently proposed, meets the policy objectives for the historic preservation program, as stated at Section 26.415.010, Purpose and Intent. As an additional measure of the appropriateness of designation and benefits, HPC shall determine whether the subject property is a “good, better, or best” example of Aspen’s 20 th century historic resources, referencing the scoring sheets and matrix adopted by City Council. Staff Response: The applicant requests preservation benefits that include fee waivers, an appeal of the tree protection ordinance, and variances to dimensional requirements. The fee waivers and tree permit appeal are beyond the authority of the HPC and will require review by City Council. Up until 2011, no historic designations in Aspen required “owner consent.” City Council could designate any property that was found to meet landmark criteria. Lengthy debates about the appropriate approach to use for non-Victorian era architecture resulted in voluntary program that relies on the negotiation of individualized incentives that address the unique conditions of each property. This concept has led to some remarkably successful historic preservation projects over the last two years and resulted in the recent naming of the Aspen HPC as “Commission of the Year” by the National Alliance of Historic Preservation Commissions and recognition by History Colorado. P89 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 4 of 15 Benefits, particularly relief from certain dimensional requirements, have been critical to the success of the Aspen Historic Preservation program since they were made available over 25 years ago. The HPC carefully uses this flexibility to encourage projects that retain historic resources in the greatest entirety possible, while allowing new construction to occur in a sensitive manner. The “give and take” aspect of this process attempts to offer a degree of fairness in terms of development rights for the less than 300 privately owned properties (only about 15% of the total lots in town) that are responsible for maintaining Aspen’s identity as a historic town. Criteria for the variances that are typically within HPC’s purview, including setback variances and a 500 square foot floor area bonus, are addressed later in the memo so that HPC may make a recommendation to Council on those incentives. Council will ultimately determine the total package of incentives to be awarded. The benefits that will be discussed by Council include the following items. Waiver of building permit fees. Permit fees are related to the valuation of the work and the amount of square footage affected. An estimate of the fees has not yet been prepared. The application suggests that the request is for waiver of standard fees including plan check, building permit fee, energy code, zoning, engineering permit review, construction mitigation, GIS, parks permit review, and tap fees. These fees are typically relatively substantial for a project of this size. The applicant must provide details to the Building Department to obtain a preliminary fee estimate prior to Council First Reading. Waiver of impact fees. Building permits are generally subject to impact fees which include park fees, transportation demand management fees and affordable housing mitigation. These fees are calculated based on any increases in floor area. The proposed expansion involved in this remodel is approximately 2700 square feet of floor area. All landmarks typically receive waiver of Parks and TDM fees by right through existing code provisions. A project like this one is also typically exempt from providing affordable housing mitigation. The applicant asks to be granted these standard benefits. Tree removal. The property has numerous trees, including two very large spruces; one in the middle of the site and one in the southeast corner, at the alley. The Parks Department has reviewed the trees and the proposed project. Parks accepts the necessity to remove the tree at the center of the site because it obstructs the applicant from developing a substantial area of the property. Parks does not have the same opinion of the tree at the alley. A tree removal permit is expected to be denied. Parks’ referral comment, requesting the applicant preserve the tree and redesign the project, is attached to this memo. The applicant wishes to appeal to Council and have the tree removal permit granted as part of the AspenModern negotiation. Dimensional Variances. The applicant requests a 500 square foot floor area bonus and setback variances. P90 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 5 of 15 CONCEPTUAL MAJOR DEVELOPMENT The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan 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. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the relevant HPC design guidelines is attached as “Exhibit A.” Several months ago, HPC held a worksession to discuss the project, in particular whether the studio should be moved forward on the site to increase its prominence, or left in place. The board was given an overview of the desired program and various challenges, and was presented with the idea of moving the studio and rotating it, so that the primary façade, which currently faces the alley, would face Hallam. HPC discussed the pros and cons of making such a dramatic change to the siting of the structure and was receptive to this possibility. The application that has been submitted includes additional analysis of options that have led to the proposed design. The site is to be developed as a duplex, with three parking spaces within garages and one parking space stacked behind garage doors. The text of the application identifies some potential setback variances and Residential Design Standards Variances that are needed, and a request for a 500 square foot floor area bonus. Only landmarked properties are permitted to have a duplex on a lot of just 6,000 square feet, like this one. A duplex is permitted 360 square feet of floor area more than a single family home on the same site. A duplex also receives an extra 250 square foot exemption for garage space. When combined with the requested floor area bonus, the project is 1,110 square feet of gross floor area larger than standard development. The purpose of P91 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 6 of 15 allowing this kind of extra square footage on historic properties is to incentivize solutions that are best for the preservation of the historic resource. In many instances, HPC has only approved bonus square footage when the new construction is physically detached from the historic resource. That is an option that staff recommends for this project. If physically detaching the two units is not viable, the design guidelines recommend the following: The proposed addition does not feature a connector and in fact inserts into the rear corner of the historic resource as a two story mass. Staff finds this to be in conflict with the guideline and inconsistent with HPC policy that has been in place for at least two decades. The addition also does not meet the related concept of providing a miminum 10 feet setback from the front façade. While this resource is modern era, its preservation appears to present the same challenges as Victorian resources. HPC does not have different design guidelines for the two eras. The board typically tries to limit demolition of the historic resource and push new construction away to visually and physically limit its impact. Staff does not believe that the modern aesthetic of this building justifies HPC taking a wholly different approach to approvable additions. Moving the studio forward on the site may be a reasonable solution for this particular circumstance, however it does mean that the original painted CMU base of the house will 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. A 1-story connector is preferred. The connector should be a minimum of 10 feet long between the addition and the primary building. The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Locating an addition at the front of a structure is inappropriate. Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. P92 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 7 of 15 be destroyed and need to be reconstructed. Only the framed upper floor will be preserved. Once rotated, the façade that becomes the back of the house appears to have several window changes proposed, and the rear corner will be demolished, as noted. The entry to the home will be in new construction, rather than through the historic resource, which conflicts with guideline 4.1, below. Staff finds that the addition, while architecturally interesting, is overbearing on the resource in a way that does not meet the guidelines and has not been permitted for any other recent projects. We recommend study of other concepts in order to meet the guidelines. 4.1 Preserve historically significant doors. Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. Do not change the position and function of original front doors and primary entrances. If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. An addition that covers historically significant features is inappropriate. 10.6 Design an addition to be compatible in size and scale with the main building. An addition that is lower than or similar to the height of the primary building is preferred. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. For example, loss or alteration of architectural details, cornices and eavelines should be avoided. P93 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 8 of 15 As discussed earlier, there is a conflict between the proposed project and the findings of the City Parks Department regarding tree preservation. Staff’s recommendation is that HPC conduct their review regardless. The applicant could redesign, but chooses to request City Council override Parks’ denial of the tree removal permit because they believe the tree shades the site in a manner that greatly impacts livability. Because the tree protection ordinance is the authority and expertise of the Parks Department and not HPC, staff recommends that the conflict be resolved by City Council. If the denial of the tree removal permit is not allowed by Council, the applicant will need to return to HPC for Conceptual review of a project that retains the tree in question, shown at right. FAR BONUS In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c. The work restores the existing portion of the building to its historic appearance; d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e. The construction materials are of the highest quality; f. An appropriate transition defines the old and new portions of the building; g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. Staff Response: Staff does not find that criteria a, b, c, d, f, g, or h are met with the current proposal, therefore we cannot currently support a floor area bonus. SETBACK VARIANCES In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. P94 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 9 of 15 Staff Response: HPC has the authority to consider setback variances if they allow for better placement of the new construction relative to the historic building. The application drawings and text do not express the same variance requests. Clarification will be needed. It appears that the project meets the required 5’ sideyard on each side, but does not meet the total combined yard of 15’. A historic balcony on the studio appears to project too far into the front setback, requiring a variance. Some basement and deck areas at the back of the site appear to violate their 10’ setback requirement. RESIDENTIAL DESIGN STANDARDS The project does not comply with some of the Residential Design Standards, particularly Secondary Mass and Street Oriented Entrance. SECONDARY MASS. All new single-family and duplex structures shall locate at least ten percent (10%) of their total square footage above grade in a mass which is completely detached from the principal building or linked to it by a subordinate linking element. This standard shall only apply to parcels within the Aspen infill area pursuant to Subsection 26.410.010.B.2. Accessory buildings such as garages, sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. A subordinate linking element for the purposes of linking a primary and secondary mass shall be at least ten (10) feet in length, not more than ten (10) feet in width, and with a plate height of not more than nine (9) feet. Accessible outdoor space over the linking element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a linking element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. STREET ORIENTED ENTRANCE AND PRINCIPAL WINDOW. All single- family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street-oriented entrance and a street facing principal window. Multi-family units shall have at least one (1) street-oriented entrance for every four (4) units and front units must have a street facing a principal window. P95 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 10 of 15 On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: a) The entry door shall face the street and be no more than ten (10) feet back from the front-most wall of the building. Entry doors shall not be taller than eight (8) feet. b) A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. All Residential Design Standard Variances, Pursuant to Land Use Code Section 26.410.020(D)(2) must: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. Staff Response: Staff has recommended that the two units be detached from each other, which would comply with Secondary Mass. Alternatively a connecting element is required between the two units. Only one of the units in the duplex (the frontmost unit) needs to have an entry door no more than 10’ back from the front façade and an adequately sized front porch. It appears that the project could comply if redesigned. Staff finds that the variances are not appropriate with the current design. P96 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 11 of 15 ON-SITE RELOCATION 26.415.090.C. Standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Response: Staff finds that relocating and turning the studio may the best and most appropriate preservation action for this site, however, we do not support the construction that is proposed around the resource. Moving the building is a compromise that creates flexibility for the desired development and should allow for new construction that meets the design guidelines. Staff does not find this is the case. While we understand the pros and cons of the repositioning of the building, and generally support the idea, it is not in keeping with the guidelines below and should only be allowed if clearly justified and beneficial. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. In general, relocation has less of an impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation of a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. The design of a new structure on the site should be in accordance with the guidelines for new construction. In general, moving a building to an entirely different site or neighborhood is not approved. P97 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 12 of 15 =============================================================== STAFF RECOMMENDATION: Staff recommends HPC continue the project in order to restudy the design issues described in the memo. EXHIBITS : Exhibit A: Design Guidelines Exhibit B: Integrity Score Sheet Exhibit C: Parks Department referral comment Exhibit D: Public comment Exhibit E: Application Exhibit A: Relevant HPC Design Guidelines for 211 E. Hallam, Conceptual review 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. 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. 4.1 Preserve historically significant doors. Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. Do not change the position and function of original front doors and primary entrances. If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. 5.1 Preserve an original porch. Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. Expanding the size of a historic porch is inappropriate. 9.4 Site the structure in a position similar to its historic orientation. It should face the same direction and have a relatively similar setback. It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. P98 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 13 of 15 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. This also applies to large, multifamily structures. There should be at least one primary entrance and should be identified with a porch or entry element. 7.1 Preserve the original form of a roof. Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. Retain and repair roof detailing. 7.2 Preserve the original eave depth. The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. 8.3 Avoid attaching a garage or carport to the primary structure. Traditionally, a garage was sited as a separate structure at the rear of the lot; this pattern should be maintained. Any proposal to attach an accessory structure is reviewed on a case-by-case basis. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. In general, relocation has less of an impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation of a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. The design of a new structure on the site should be in accordance with the guidelines for new construction. In general, moving a building to an entirely different site or neighborhood is not approved. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots. Both lots shall remain landmarked properties. 9.4 Site the structure in a position similar to its historic orientation. It should face the same direction and have a relatively similar setback. It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. P99 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 14 of 15 Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. A 1-story connector is preferred. The connector should be a minimum of 10 feet long between the addition and the primary building. The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Locating an addition at the front of a structure is inappropriate. Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. P100 IV.B. HPC Review 2.25.2015 211 E. Hallam Page 15 of 15 Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 14.17 Design a new driveway in a manner that minimizes its visual impact. Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. If an alley exists, a new driveway must be located off of it. 14.18 Garages should not dominate the street scene. P101 IV.B. 1) Simple geometric forms, both in plan and elevation Character Defining Features of the Bauhaus/International Style x 5) Windows are treated as slots in the wall surface, either vertically or horizontally, or glazing appears as a curtain wall 7) Materials are generally manufactured and standardized, surfaces are smooth, with minimal or no detail at window jambs, grade, and roof edge x x Total Points, 0 - 10 7 x 2) Flat roofs, usually single story 4) Asymmetrical arrangement of elements 6) Detailing is reduced to the composition of elements rather than decorative effects x Check box if statement is true. 1 point per box. 1 2 3 4 5 6 7 8) Entry is usually marked by a void in the wall, a cantilevered screen element, or other architectural clue that directs one into the composition 9)Buildings are connected to nature through the use of courtyards, wall elements that extend into the landscape, and areas of glazing that allow a visual connection to the natural environment 10) Schemes are monochromatic, using neutral colors. Primary colors are used for accents. x x 8 9 3) Proportions are long and low, horizontal lines are emphasized A building must have 6 of the 10 character defining features, either present or clearly documented through photographic of physical evidence to qualify as Bauhaus/International Style. Restoration may be required as part of the award of incentives. If the property earned 6 or more points, continue to the next page. If the property earned less than 6 points, scoring ends. 10 P 1 0 2 I V . B . INTEGRITY SCORING If a statement is true, circle the number of points associated with that true statement. Integrity Score (this page) maximum of 10 points: HISTORIC ASSESSMENT SCORE: Best: 15 up to 20 points Better: 12 up to 15 points Good: 10 up to 12 points Not Eligible:0 up to 10 points Character Defining Features Score (first page) maxi- mum of 10 points: LOCATION OF BUILDING ON THE LOT: The bui l di ng i s i n i ts ori gi nal l ocation.2 poi nts The bui l di ng has be e n shi ft e d on the ori gi nal parce l , but mai ntai ns i ts ori gi nal al i gnme nt and/or prox i mi ty to the stre e t.1 poi nt SETTING : The prope rty i s l ocate d wi thi n the ge ographi cal are a surrounde d by Castl e Cre e k, the Roari ng Fork Ri ve r and A spe n Mountai n.1 poi nt The prope rty i s outsi de of the ge ographi cal are a surround by Castl e Cre e k, the Raori ng Fork Ri ve r and Aspe n Mountai n.1/2 poi nt DESIG N: The form of the bui l di ng (f ootpri nt, roof and w al l pl ane s) are unal te re d f rom the ori gi nal de si gn.3 poi nts a.) The f orm of the bui l di ng has be e n al te re d but l e ss than 25% of the ori gi nal wal l s have be e n re move d, OR b.) The al te rations to the f orm al l occur at the re ar of the subj e ct bui l di ng, OR c.) The f orm of the bui l di ng has be e n al te re d but the addi tion i s l e ss than 50% of the si ze of the ori gi nal bui l di ng, OR d.) The re i s a roof top addi tion that i s l e ss than 50% of the footprint of the roof. 2 poi nts MATERIALS Exteri or mate rial s The original e x te ri or mate ri al s of the bui l di ng are stil l i n pl ace , wi th the e x ce ption of normal mai nte nance and re pai rs.2 poi nts 50% of the e x te ri or mate ri al s have be e n re pl ace d, but the re pl ace me nts match the ori gi nal condi tion.1 poi nt Windows and doors The ori gi nal wi ndows and doors of the bui l di ng are stil l i n pl ace , wi th the e x ce ption of normal mai nte nance and re pai rs.2 poi nts 50% of the ori gi nal wi ndows and doors have be e n re pl ace d, but the re pl ace me nts match the ori gi nal condi tion.1 poi nt P103 IV.B. For the best experience, open this PDF portfolio in Acrobat X or Adobe Reader X, or later. Get Adobe Reader Now! P 1 0 4 I V . B . P105 IV.B. BERKO STUDIO AspenModern REDEVELOPMENT APPLICATION 6 January 2015 Location: 211 E. Hallam Street, Aspen, Colorado (PID: 273707316007) City of Aspen Historic Townsite Block 72, Lots C, and D An application to designate the Berko Studio as an AspenModern structure, relocate the studio within the lot, and construct an additional residence. Represented By: P106 IV.B. TABLE OF CONTENTS Project Overview and Code Response Attachment 2 – Land Use Application Attachment 3 – Dimensional Requirements Form Attachment 4 – HOA Compliance Form Attachment 5 – Vicinity Map & Property Description Attachment 6 – Lot Split Plat (Improvement Survey) Attachment 7 – Proof of Ownership Attachment 8 – Letter of Authorization Attachment 9 – Previous Approvals Attachment 10 – Property Owners within 300’ Attachment 11 – Pre-Application Conference Summary Appendix—Development Plans and Elevations 211 E. Hallam Street PID: 273707316007 Page 1 22 January 2015 P107 IV.B. PROJECT OVERVIEW Elm223, LLC (the “Applicant”) submits this application for AspenModern Designation, Historic Structure Relocation, and Concept Development Review of a small studio-style residential structure to be relocated and expanded to create a duplex residential structure. The subject site is a 6,000 SF parcel on the south side of the 200 block of E. Hallam St (the “Property”). The Property lies in the Medium-Density Residential (R-6) zone district. This application is submitted in conformance with the Pre-application Conference summary dated 22 October 2014. The Applicant seeks the preservation of the existing building on Lot 1, known as the Berko Studio (the “Studio”), through designation on the Aspen Inventory of Historic Landmark Sites as an AspenModern structure. The Studio was designed by Ted Mularz, who is among the architects profiled on the aspenmod.com website. In addition, the building illustrates the history of mid-century Aspen, having been the studio/salon for photographer Ferenc Berko. The property is located within a two-block radius of 21 historic properties and 3 AspenModern structures. In conjunction with designation, the applicant proposes moving the Studio forward on the lot and rotating the Studio, so that the entry faces Hallam Street rather than the alley. A new residential addition is proposed to the rear of the Berko Studio which will complement and be secondary to the proposed historic resource. The addition will be two stories in height with the first story located at grade. The addition will complement the architectural style of the Studio through use of complimentary exterior materials, building form, and fenestration. Garages will be constructed accessing the alley. Relocating the Studio will feature the potential historic resource more prominently on the property and create a better relationship with the residences on the two adjacent properties to the East and West. In conjunction with the relocation of the Studio, a new masonry foundation will be provided which will maintain the partially subgrade first level condition of the existing Studio. The new foundation will replicate the existing one in terms of materials and design. This will recreate the unique architectural element that causes the second story to appear to be elevated above grade on a “plinth.” The Applicant requests minimal variances and the project complies with the applicable Land Use Code. The minimal variance requests include: • Setback variance for the roof eave which extends about one (1) foot into the Eastern property line setback; • Setback variance for total side yard setback, where15 Feet is required and 9 Feet requested; • Secondary massing variance for the garage, which will not make up 10% of the total floor area on the property; • Entry door position variance for the front door of the rear residence, which is recessed from the front wall of the structure by 11 feet, exceeding the requirement of a 10 feet maximum recession; and • Entry door porch variance for the porch which will have only 40 SF covered, where 50 SF covered porch are is required. Additionally, the new construction does not present a connecting element as suggested by the historic preservation guidelines. Great care has been taken to provide 211 E. Hallam Street PID: 273707316007 Page 2 22 January 2015 P108 IV.B. differentiation between the historic resource and the new construction. However, the size the lot and the site plan that places construction at a distance from the adjacent Berko Victorian, does not provide space for a significant connecting element. The requested variances are required in order to create a site plan that best complements the studio and provides meaningful use of the property. Relocation of the studio to the front of the property and completion of the building program will require the removal of existing trees on the property. An unfortunate consequence of the original plantings on the property is that these trees have become quite oversized for the size of the lot, resulting in constant dense shading and darkness. The trees themselves have developed growth patterns that suggest a limited future life- span and potentially hazardous conditions. The Parks Department has been consulted and has agreed to the removal of these overgrown trees, with one exception. The exception is a large spruce tree located on the back easterly portion of the property, near the alley. The applicant is requesting the removal of this tree as well, as it provides dense shading over the entire property for most of the year. Moreover, the proposed construction, both as part of this application, and likely redevelopment of the adjacent property will further compromise the viability of this tree. The tree has been evaluated by the Aspen Tree Service as having “a co-dominant top originating approximately thirty feet from the top,” which is a debilitating and potentially hazardous condition. The applicant is requesting as part of the Aspen Modern negotiation that the Parks Department re-evaluate their recommendation with respect to this tree and that the tree be removed. A landscape plan has been prepared that will afford mitigation in terms of new street trees and site-appropriate plantings. It should be noted that the relocation and reconstruction of the Berko Studio is an expensive undertaking, given that the Studio was not originally constructed to current standards for insulation and energy efficiency. Accordingly, as part of the Aspen Modern negotiation, fee waivers are being requested for all fees which are under the purview of the City of Aspen. These include the standard fees that are waived for historic preservation projects, as well as waivers for tree mitigation, water tap and building permit fees. The Applicant has worked to design a project that honors the Studio and its potential as an historic resource, meets the City goals with respect to duplex development in the Medium-Density Residential zone district, and which ensures that a West End residence will be maintained and lively. The intent here is to create a family compound, which honors and carries forward the legacy of Ferenc Berko while providing a full-time home for successive generations of the family. In this context, it should be noted that the residence incorporates a space dedicated to his granddaughter’s work in archiving and presenting the work of this significant Aspen photographer. 211 E. Hallam Street PID: 273707316007 Page 3 22 January 2015 P109 IV.B. LAND USE CODE SECTION RESPONSES 26.410. Residential Design Standards 26.410.010. General. A. Purpose. The purpose of the following design standards is to preserve established neighborhood scale and character and to ensure that Aspen's streets and neighborhoods are public places conducive to walking. The standards do not prescribe architectural style, but do require that each home, while serving the needs of its owner, contribute to the streetscape. Neighborhood character is largely established by the relationship between front facades of buildings and the streets they face. By orienting buildings parallel to the street and maintaining a certain consistency in front setback patterns, there is interaction between residents and passersby and the built environment. The existing Studio building will be moved from the back of the lot to the front and rotated so that the Studio and associated development will relate to Hallam Street in a much stronger manner. The modified siting will enhance the visual integration of the studio with the streetscape. While the location of the Studio will be modified, the exterior of the building will maintain its parallel orientation with the street. The area between the street and the front door of the home is a transition between the public realm of the neighborhood and the private life of a dwelling. Low fences and hedges may be used to delineate the edge of a property, but it is important not to close off views of the front lawn and house. Certain elements of the front façade of a house are particularly important components of neighborhood character. Front porches provide outdoor living space and animation to the streetscape, and one-story entryways provide an appropriate domestic scale for a private residence. Street-facing windows can establish a hierarchy of spaces with larger, formal windows denoting public areas and smaller ones suggesting private rooms. Landscape elements will balance privacy with the important public views into the property and of the building. Walkways from the street to the private entrances will be oriented perpendicular to that of the street. The architectural design will conform to the appropriate domestic scales and maintain the character of the neighborhood. Front porches have been provided at the entrances, and the existing front porch on the historic Studio will be retained. Acknowledgement of the context that has been established by the existing built environment is important to protecting the uniqueness of the City. Avoiding building materials which have no relevance to Aspen's history or climate helps to meet this goal, as does avoiding a significant overshadowing of small homes by larger structures. Relocating the existing Studio from the back of the lot and expanding upon it as planned to complete the duplex development will improve the contiguity of architectural character and scaling in the neighborhood. Architectural materials from the studio will be retained, thus maintaining relevance to the architectural history of the neighborhood. Architectural style and materials used for the additions to the studio are selected to be an appropriate complement to the existing style of the studio. Finally, along with creating homes which are architecturally interesting and lively, the pedestrian nature of a neighborhood can be further enhanced by reducing conflicts between people and automobiles and by making alleys an attractive place to walk. Parking areas are to be concentrated to the rear or side of each residence. 211 E. Hallam Street PID: 273707316007 Page 4 22 January 2015 P110 IV.B. Secondary structures and accessory dwelling units, located along the alleys and inspired by the tradition of outbuildings in Aspen, are encouraged. Parking will be provided at the rear of the lot, accessible from the alley between E. Hallam St. and E. Bleeker St. in two garages and uncovered spots completely out of the alley travel-way. The two garages and uncovered parking will provide space for four (4) vehicles. One of the two garages will be detached, thus conforming to the tradition of outbuildings in the City of Aspen’s residential neighborhoods. B. Applicability. Except as outline below, this Section applies to all residential development in the City requiring a building permit, except for residential development within the R-15B Zone District: 1. Only the following standards shall apply to multi-family housing: Subsection 26.410.040.A.1, Building orientation, Paragraph 26.410.040.C.1.a, Access or, if not applicable, Paragraph 26.410.040.C.2.b, Garage setback and Subsection 26.410.040D, Building elements, as outlined in said Section for multi-family buildings. This project does not include multifamily housing, thus this is not applicable. 2. Parcels located within and partially within the Aspen infill area (see Chapter 26.104, Definitions) shall be required to comply with all of the standards. This property is located within the Aspen infill area and will comply with all applicable standards. 3. Parcels not located in the Aspen infill area are required to comply with all the standards except the following: Subsection 26.410.040.B.1, Secondary mass, Subsection 26.410.040.D.3.b, Nonorthogonal windows and Subsection 26.410.040.E.2, Inflection, in its entirety. This project is within the Aspen infill area, thus this is not applicable. 4. Parcels with no street frontage and parcels with front yard setbacks at least ten (10) feet vertical above street grade shall be exempt from the following requirements: Subsection 26.410.040.A.1, Building orientation, and Subsection 26.410.040.D, Building elements, in its entirety. This property does include street frontage and is approximately level with street and curb, thus this is not applicable. 5. Residential units within mixed-use buildings shall be exempt from the requirement of this Chapter 26.410 in its entirety. This project is a duplex development in a residential zoning district, thus this is not applicable. C. Application. An application for residential development shall consist of an application for a development order as may be required by the Community Development Director, Historic Preservation Commission, Planning and Zoning Commission or City Council, pursuant to Section 26.304.030 and an application for "Residential Design Standards" review, pursuant to Section 26.410.020. A complete application will be submitted in accordance with the Pre-Application Conference Summary dated 22 October 2014. 211 E. Hallam Street PID: 273707316007 Page 5 22 January 2015 P111 IV.B. D. Exemptions. No application for a residential development order shall be exempt from the provisions of this Section unless the Planning Director determines that the proposed development: 1. Is an addition or remodel of an existing structure that does not change the exterior of the building; or 2. Is a remodel of a structure where alterations proposed change the exterior of the building, but are not addressed by any of the residential design standards; or 3. Is an application only for the erection of a fence and the application meets Subsection 26.410.040.A.3. The project will include a significant addition to the small existing Studio building and complete relocation of the existing structure. Therefore, the project will not be exempt to this Section, and will be compliant as applicable. 26.410.020. Procedures for review. A. Determination of applicability. Applicability shall be determined at the time of building permit submittal. The applicant may request a pre-application conference to determine as to whether the proposed project is exempt from the requirements of this Chapter. A Pre-application Conference has been conducted, and a Pre-Application Conference Summary dated 22 October 2014 was provided to the applicant. B. Determination of consistency. Consistency with the residential design standards shall be determined at the time of building permit review. The applicant may request a pre-application conference to determine consistency with the requirements of this Chapter. A Pre-application Conference has been conducted, and a Pre-Application Conference Summary document dated 22 October 2014 was provided to the applicant. C. Appeal of adverse determination. If an application is found to be inconsistent with any item of the residential design standards, the applicant may either amend the application or seek a variance as set forth below. D. Variances. 1. Administrative variances. The applicant may seek an administrative variance for not more than three (3) of the individual requirements. An applicant who desires a variance from the residential design standards shall demonstrate, and the Community Development Director shall find that the variances, if granted, would: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the director may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the director feels is necessary to determine if the exception is warranted; or The project will improve the property and historic structure by relocating it so that its position in the context of the neighborhood is improved. The variances requested will assist the project in attaining this improvement. It is expected that the variances would not be Administrative Variances, but would be reviewed by the Historic Preservation Commission in the context of this application for Aspen Modern designation of the property. 211 E. Hallam Street PID: 273707316007 Page 6 22 January 2015 P112 IV.B. 2. Variances from the Residential Design Standards, Section 26.410.040, which do not meet this Section may be granted by the Planning and Zoning Commission, the Board of Adjustment or the Historic Preservation Commission, if the project is subject to the requirements of Chapter 26.415. An applicant who desires to consolidate other requisite land use review by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission may elect to have the variance application decided by the board or commission reviewing the other land use application. An applicant who desires a variance from the Residential Design Standards shall demonstrate and the deciding board shall find that the variance, if granted would: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or The project will improve the property and historic structure by relocating it so that its position in the context of the neighborhood is improved. The variances requested will assist the project in attaining this improvement. It is expected that the variances would not be Administrative Variances, but would be reviewed by the Historic Preservation Commission in the context of this application for Aspen Modern designation of the property. b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. The relocation of the historic Studio and the duplex addition provide certain site-specific constraints that necessitate the requests for variances. 26.410.040. Residential design standards. A. Site design. The intent of these design standards is to encourage residential buildings that address the street in a manner which creates a consistent "façade line" and defines the public and semi-public realms. In addition, where fences or dense landscaping exist or are proposed, it is intended that they be used to define the boundaries of private property without eliminating the visibility of the house and front yard from the street. 1. Building orientation. The front facades of all principal structures shall be parallel to the street. On corner lots, both street-facing facades must be parallel to the intersecting streets. On curvilinear streets, the front facade of all structures shall be parallel to the tangent of the midpoint of the arc of the street. Parcels as outlined in Subsection 26.410.010.B.4 shall be exempt from this requirement. One (1) element, such as a bay window or dormer, placed at a front corner of the building may be on a diagonal from the street if desired. The existing small Studio structure will be relocated to the front of the lot and aligned parallel to the street. This standard is met. 2. Build-to lines. On parcels or lots of less than fifteen thousand (15,000) square feet, at least sixty percent (60%) of the front façade shall be within five (5) feet of the minimum front yard setback line. On corner sites, this standard shall be met on the frontage with the longest block length. Porches may be used to meet the sixty percent (60%) standard. The front of the building is designed to rest within 5 feet of the front yard setback line for more than 60% of its length. This standard is met. 211 E. Hallam Street PID: 273707316007 Page 7 22 January 2015 P113 IV.B. 3. Fences. Fences, hedgerows and planter boxes shall not be more than forty-two (42) inches high, measured from natural grade, in all areas forward of the front facade of the house. Manmade berms are prohibited in the front yard setback. No fence or hedgerow forward of the front facade will exceed 42 inches above the natural grade. Currently, no fences or hedgerows are proposed for the site. This standard is met. B. Building form. The intent of the following building form standards is to respect the scale of Aspen's historical homes by creating new homes which are more similar in their massing, by promoting the development of accessory units off of the City alleys and by preserving solar access. 1. Secondary mass. All new single-family and duplex structures shall locate at least ten percent (10%) of their total square footage above grade in a mass which is completely detached from the principal building or linked to it by a subordinate linking element. This standard shall only apply to parcels within the Aspen infill area pursuant to Subsection 26.410.010.B.2. Accessory buildings such as garages, sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. A detached garage is included in the plans at the rear of the lot providing covered parking accessible from the alley. The garage represents less than 10% of the total square footage above grade. This will be a variance requested as part of the application. A subordinate linking element for the purposes of linking a primary and secondary mass shall be at least ten (10) feet in length, not more than ten (10) feet in width, and with a plate height of not more than nine (9) feet. Accessible outdoor space over the linking element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a linking element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. Site constraints require that the design does not include a subordinate linking element as described in this requirement. The duplex element is brought to a corner of the historic Studio, but is oriented perpendicular to the Studio structure. The perpendicular orientation, along with a differentiation of materials and forms, will provide an alternative to strictly meeting this requirement. A variance for this standard is requested. C. Parking, garages and carports. The intent of the following parking, garages and carport standards 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 of garages and carports as a lifeless part of the streetscape where alleys do not exist. 1. For all residential uses that have access from an alley or private road, the following standards shall apply: a) Parking, garages and carports shall be accessed from an alley or private road. Parking will be accessed from the alley between E. Hallam St. and E. Bleeker St. This standard is met. b) If the garage doors are visible from a street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. Both garages will include only single stall doors. This standard is met. 211 E. Hallam Street PID: 273707316007 Page 8 22 January 2015 P114 IV.B. c) If the garage doors are not visible from a street or alley, the garage doors may be either single stall or normal double-stall garage doors. One detached garage and one attached garage are included in the design for the duplex development. Both garages are accessed from the alley between E. Hallam St. and E. Bleeker St. Doors will be single stall for both garages. This standard is not applicable. 2. For all residential uses that have access only from a public street, the following standards shall be apply… This property has access from an alley, as well as the pedestrian access to E. Hallam Street. This standard is not applicable. D. Building elements. The intent of the following building element standards is to ensure that each residential building has street-facing architectural details and elements, which provide human scale to the facade, enhance the walking experience and reinforce local building traditions. 1. Street oriented entrance and principal window. All single-family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street-oriented entrance and a street facing principal window. Multi-family units shall have at least one (1) street-oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: a) The entry door shall face the street and be no more than ten (10) feet back from the front- most wall of the building. Entry doors shall not be taller than eight (8) feet. The front door is recessed 11 feet from the front wall of the first floor and 13 feet from the front wall of the second floor. It is important to note here that the front unit of the duplex will be made by relocating the proposed historic studio and the first story will be recessed below grade by approximately 5 feet; the finished floor of the second story will be approximately 4 feet above grade. This additional recess assists in differentiating the addition from the historic resource. The entry doors will not be taller than eight feet. A variance is requested for the 1-foot additional setback of the front door of the Studio. b) A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. The porch at the primary entrance will be covered by an approximately 4- foot deep overhang of the second story of the rear unit of the duplex. The porch will be approximately 10 feet wide. The entry porch and canopy will not exceed one story in height. A 2-foot variance in the porch depth is requested. c) A street-facing principal window requires that a significant window or group of window face street. The principal window will be on the second story of the front unit of the duplex with views out of the primary living space in the front unit of the 211 E. Hallam Street PID: 273707316007 Page 9 22 January 2015 P115 IV.B. duplex. Windows are provided in the front wall of the first story as well, but are subordinate to the primary window provided in the second story. This standard is met. 2. First story element. All residential buildings shall have a first story street-facing element the width of which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the first story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front façade shall not be precluded. The primary mass of the front unit of the duplex is comprised of the proposed historic AspenModern Studio. When relocated, the massing of the studio will not change. In its current configuration, the studio does not include any projections that match the requirements of a first story element. This is an existing condition of the historic resource and would not require a variance. 3. Windows. a) Street-facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. No street-facing windows span the area between the first and second floor. This standard is met. b) No more than one (1) nonorthogonal window shall be allowed on each facade of the building. A single nonorthogonal window in a gable end may be divided with mullions and still be considered one (1) nonorthogonal window. The requirement shall only apply to Subsection 26.410.010.B.2. No nonorthogonal windows are proposed in any portion of the building. This standard is met 4. Lightwells. All areaways, lightwells and/or stairwells on the street-facing facade(s) of a building shall be entirely recessed behind the front-most wall of the building. A lightwell is included in the partially sub-grade first floor of the front unit of the duplex. The lightwell is located entirely behind the front-most wall of the building. This standard is met. E. Context. The intent of the following standards is to reinforce the unique character of Aspen and the region by drawing upon Aspen's vernacular architecture and neighborhood characteristics in designing new structures. 1. Materials. The following standards must be met: a) The quality of the exterior materials and details and their application shall be consistent on all sides of the building. 211 E. Hallam Street PID: 273707316007 Page 10 22 January 2015 P116 IV.B. The relocated proposed historic AspenModern Studio building will retain its exterior architectural materials or have them reconstructed in kind. The addition to the Studio that will become the rear unit of the duplex will include exterior architectural materials that will be compatible with those of the studio. This standard is met. b) Materials shall be used in ways that are true to their characteristics. For instance stucco, which is a light or nonbearing material, shall not be used below a heavy material, such as stone. No materials will be used in an inappropriate capacity. This standard is met. c) Highly reflective surfaces shall not be used as exterior materials. Reflective material will be limited to glass used for windows. No other highly reflective materials are included in the building design. This standard is met. 2. Inflection. The following standard must be met for parcels which are six thousand (6,000) square feet or over and as outlined in Subsection 26.410.010.B.2: a) If a one-story building exists directly adjacent to the subject site, then the new construction must step down to one-story in height along their common lot line. If there are one-story buildings on both sides of the subject site, the applicant may choose the side toward which to inflect. A one-story building shall be defined as follows: A one story building shall mean a structure or portion of a structure, where there is only one (1) floor of fully usable living space, at least twelve (12) feet wide across the street frontage. This standard shall be met by providing a one story element which is also at least twelve (12) feet wide across the street frontage and one (1) story tall as far back along the common lot line as the adjacent building is one (1) story. Neither residence on either side of the property in question has a one story element at the front of the building. This condition is not applicable for the property at 211 E. Hallam Street. 26.415.025.C. Aspen Modern Properties C. AspenModern Properties. Properties associated with Aspen’s 20th century history shall be called AspenModern. Properties identified on the AspenModern Map shall be eligible for certain preservation benefits without being designated by City Council and may be awarded preservation incentives above and beyond those identified at Section 26.415.110, as follows. Property owners are encouraged to meet proactively with the historic preservation commission before undertaking development plans to receive preliminary feedback on appropriate development and benefits. 1. Ninety-Day Negotiation Period. In the case that the owner of a property on the AspenModern Map submits a land use application which includes voluntary landmark designation, a negotiation period of up to 90 days shall be initiated. A letter from the property owner indicating an understanding of this ninety-day negotiation period shall accompany the land use application. The ninety-day negotiation period may be extended an additional thirty (30) days upon a resolution adopted by the Council, or longer if mutually acceptable to both the Council and the property owner. Nothing herein shall prevent the City from reviewing any land use application or building permit affecting the 211 E. Hallam Street PID: 273707316007 Page 11 22 January 2015 P117 IV.B. subject property during the ninety-day negotiation period. Within the ninety-day negotiation period, the following shall occur: a) The Community Development Director shall offer to meet with the property owner to discuss the City's Historic Preservation Program and benefits that the property may be eligible to receive upon designation as a Historic Landmark. The applicant wishes to seek declaration of the existing studio as an AspenModern structure under the Aspen Modern provisions of the Land Use Code. The property would be eligible for negotiated benefits. Benefits requested include the waiver of City of Aspen fees related to the relocation and preservation of the historic resource, as well as the other proposed development for the property. b) The Community Development Director shall confer with the Historic Preservation Commission, at a public meeting, regarding the proposed land use application or building permit and the nature of the property. The property owner shall be provided notice of this meeting. The Historic Preservation Commission, using context papers and integrity scoring sheets for the property under consideration, shall provide Council with an assessment of the property’s conformance with the designation criteria of Section 26.415.030.C.1. When any benefits that are not included in Section 26.415.110 are requested by the property owner, HPC shall also evaluate how the designation, and any development that is concurrently proposed, meets the policy objectives for the historic preservation program, as stated at Section 26.415.010, Purpose and Intent. As an additional measure of the appropriateness of designation and benefits, HPC shall determine whether the subject property is a “good, better, or best” example of Aspen’s 20th century historic resources, referencing the scoring sheets and matrix adopted by City Council. The property has been identified as eligible for AspenModern designation. The applicant will provide additional supporting documentation as may be requested by staff in their evaluation of the property. c) The Community Development Director shall confer with the City Council regarding the proposed land use application or building permit, the nature of the property, and the staff and Historic Preservation Commission's assessment of its historic significance and the effects of the application or building permit. The property owner shall be provided notice of this meeting. The applicant will attend and participate in negotiations with the City Council as appropriate. d) The City Council may negotiate directly with the property owner or may choose to direct the Community Development Director, or other City staff as necessary, to negotiate with the property owner to reach a mutually acceptable agreement for the designation of the property. The City Council may choose to provide this direction in Executive Session, pursuant to State Statute. As part of the mutually acceptable agreement, the City Council may, at its sole discretion, approve any land use entitlement or fee waiver permitted by the Municipal Code and may award any approval that is assigned to another Board or Commission, including variations. Council shall consider the appropriateness of benefits in light of whether the property is identified as a “good, better, or best” example of Aspen’s 20th century history and shall also seek to be equitable in the benefits awarded through the negotiation process. The monetary value of benefits being requested shall be 211 E. Hallam Street PID: 273707316007 Page 12 22 January 2015 P118 IV.B. defined, to the extent possible. Council shall seek compatibility with the neighborhood surrounding the subject property. When benefits are awarded as part of the negotiation, Council shall require that the property be designated as a Historic Landmark, pursuant to the standards and limitations of Section 26.415.030, Designation of Historic Properties. As part of the mutually acceptable agreement, the City Council may choose to require the land use application or building permit that initiated the negotiation to be withdrawn by the property owner if said application or permit would have negatively affected the historic significance of the property. Once a property identified on the AspenModern Map is designated to the Aspen Inventory of Historic Landmark Sites and Structures, additional negotiation under this section is not allowed. The applicant is requesting that the studio be designated as an AspenModern structure. They have requested fee waivers of those fees under City of Aspen purview. The application as presented is believed to have no negative effects on the historic significance of the property and will, in fact, enhance and preserve the historic resource. e) If, upon the passage of 90 days or any extension thereof, the City and the property owner have failed to reach a mutually acceptable agreement, affected land use applications shall be issued a Development Order upon compliance with all applicable provisions of the City of Aspen Land Use Code. The City Council, or the property owner, may choose to terminate negotiations at any time. The applicant understands that in the event of a failure to reach a mutually acceptable agreement, the Studio structure will not be historically designated and may be demolished to permit other development on the property. 2. Voluntary review/Processing Advantages. Owners of properties included on the AspenModern Map who voluntarily comply with the provisions of this Chapter may proceed with approved work without making application for designation. The Community Development Director shall consider waiver or reduction of permit fees for the subject work. If this is not achievable within the City budget, the Community Development Director shall ensure that the land use application and building permit review proceed ahead of all other applications except those associated with affordable housing and Essential Public Facilities. At the time of this application submittal, the property is not included on the AspenModern Map. In the event that this application successfully achieves AspenModern recommendation by the Historic Preservation Commission for the studio, the applicant will anticipate a negotiation for benefits allowed for an AspenModern designation, including the waiver of permit fees. 3. Transferable Development Rights. Properties which are included on the AspenModern Map shall be eligible to create and sell transferable development rights according to the provisions of Chapter 26.535 of this Code, even if they are not designated on the Aspen Inventory of Historic Landmark Sites and Structures. 211 E. Hallam Street PID: 273707316007 Page 13 22 January 2015 P119 IV.B. Transferable Development Rights are not requested as part of this application, but may be considered as part of an Aspen Modern negotiation. 4. Removal from AspenModern Map. Owners of properties included on the AspenModern Map may apply to the Community Development Director to be removed from the AspenModern Map. If the property owner indicates in writing that they have no interest in designation or negotiation, the property shall be removed from the AspenModern Map and the Community Development Director shall issue the owner a certificate documenting the removal from the map. Except upon the written request and consent of the owner(s) of the subject property at the time of the request, the subject property shall not be eligible for historic designation in the City of Aspen for a period of ten (10) years from the date of issuance of this certificate. The certificate shall run with the land and may be recorded in the Office of the Pitkin County Clerk and Recorder. As the property owners are seeking an AspenModern designation for the studio, this provision does not apply. 5. Addition to AspenModern Map. Owners of properties not included on the AspenModern Map may apply to the Community Development Director to be added to the map by submitting a written request. The Community Development Director shall determine if the property is eligible, based on the designation criteria. The applicant wishes for this application, complete with written description of the historic resource value of the property and the structure included therein, to serve as the application for the Studio structure to be recognized as an AspenModern structure and for the property to be included on the AspenModern Map. 26.415.030.C. Designation – Aspen Modern C. AspenModern 1. Criteria. To be eligible for designation on the Aspen Inventory of Historic Landmark Sites and Structures as an example of AspenModern, an individual building, site, structure or object or a collection of buildings, sites, structures or objects must have a demonstrated quality of significance. The quality of significance of properties shall be evaluated according to criteria described below. When designating a historic district, the majority of the contributing resources in the district must meet at least two of the criteria a-d, and criterion e described below: a) The property is related to an event, pattern, or trend that has made a contribution to local, state, regional or national history that is deemed important, and the specific event, pattern or trend is identified and documented in an adopted context paper; The original use of the Studio structure was as a photography studio for famed local photographer Ferenc Berko. Mr. Berko’s work contributed to the recognition of Aspen as a unique resort destination. Moreover, his work has been widely recognized as having significant artistic value and has been the subject of exhibitions world-wide. b) The property is related to people who have made a contribution to local, state, regional or national history that is deemed important, and the specific people are identified and documented in an adopted context paper; 211 E. Hallam Street PID: 273707316007 Page 14 22 January 2015 P120 IV.B. Ferenc Berko was the owner of the property when the studio was constructed, and Mr. Berko used the structure as his photography studio. As mentioned, Mr. Berko’s work contributed to the mid-20th century development of the City of Aspen. c) The property represents a physical design that embodies the distinctive characteristics of a type, period or method of construction, or represents the technical or aesthetic achievements of a recognized designer, craftsman, or design philosophy that is deemed important and the specific physical design, designer, or philosophy is documented in an adopted context paper; The studio structure most closely represents the Bauhaus / International style identified within the AspenModern program. It was designed by Ted Mularz, an architect profiled in the AspenModern program, and it was originally built in 1964. d) The property possesses such singular significance to the City, as documented by the opinions of persons educated or experienced in the fields of history, architecture, landscape architecture, archaeology or a related field, that the property’s potential demolition or major alteration would substantially diminish the character and sense of place in the city as perceived by members of the community, and The Aspen Historical Society recognizes Ferenc Berko’s work as an important piece of Aspen history. e) The property or district possesses an appropriate degree of integrity of location, setting, design, materials, workmanship and association, given its age. The City Council shall adopt and make available to the public score sheets and other devices which shall be used by the Council and Historic Preservation Commission to apply this criterion. The period design represents an exceptional example of the Bauhaus / International style. 2. Application. Only the property owner(s) may file an application for designation of an AspenModern building, district, site, structure or object on the Aspen Inventory of Historic Landmark Sites and Structures. The application for the designation of a property or collection of properties shall include the following: a) The applicable information required in subsections 26.304.030.B.1., 2., 3., and 4. The applicant is Elm223, LLC. The applicant’s mailing address is: 1230 Snowbunny Lane Aspen, CO 81611 The applicant’s phone number is: (970) 925-3850 The street address of the property proposed for development is: 211 E. Hallam St. Aspen, CO 81611. 211 E. Hallam Street PID: 273707316007 Page 15 22 January 2015 P121 IV.B. The legal description of the parcel is provided in the Vicinity Map and Property Description provided as an attachment to this application submittal. The parcel identification number is 273707316007. The parcel ownership is documented in the Proof of Ownership provided as an attachment to this application submittal. A Vicinity Map is provided as an attachment to this application submittal. b) Site or historic district boundary map. The property’s context with regard to other properties designated as historic landmarks is included on the Vicinity Map provided as an attachment to this application submittal. The property is not located in a designated historic district. c) Property or district description, including narrative text, photographs and/or other graphic materials that document its physical characteristics. The property at 211 E. Hallam Street was recently created by a standard non-historic lot split, which separated the fathering parcel into two lots. This separated the subject property with the Studio structure from the property to the east that includes an Aspen Victorian structure at the address of 223 E. Hallam St. The subject property is comprised of two townsite lots for a total of 6,000 SF. Topography on the lot is approximately flat, only slightly sloping downward toward the north-north-east. Currently the property has only one structure, a small studio-style single family residence of approximately 1,450 SF of floor area. Designed by Ted Mularz and constructed in 1964, this studio structure is an example of the Bauhaus / International architectural style identified in the AspenModern program. d) Written description of how the property meets the criteria for designation This application for redevelopment will be submitted in conjunction with a request for recognition of the studio as an AspenModern structure. The following description of the historic resource is provided here: Designed by Ted Mularz and constructed in 1964, this studio structure is an example of the Bauhaus / International architectural style identified in the AspenModern program. A more detailed description of the historic resource represented by the studio is provided in the response to Land Use Code section 26.415.030.C., Designation – Aspen Modern. e) Written description of historic preservation benefits which the property owner requests be awarded at the time of designation and relationship to Section 26.415.010, Purpose and Intent of the historic preservation program. 211 E. Hallam Street PID: 273707316007 Page 16 22 January 2015 P122 IV.B. The applicant hopes to realize several benefits afforded to properties with Historic Landmark designation as a result of achieving an Aspen Modern designation for the property. These benefits include: • Exemption from the Affordable Housing Mitigation requirements that would otherwise be required for the planned duplex development. • Waiver of development and impact fees that would otherwise be required for the planned duplex development. • Setback variances granted to historic properties. • Tree removal mitigation relief granted to historic properties. • Residential design standards variances. With respect to Section 26.415.010, Purpose and Intent, the project promotes the retention and continued utility of the historically valuable studio structure, promotes appreciation of Aspen’s unique heritage by preserving Ferenc Berko’s photography studio, retains an architecturally significant historical structure, and sustainably reuses the historic studio structure. 26.415.070. Development involving designated properties (Major) No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order. A. Exempt development. 1. Selected activities are exempted from the development review procedures including interior remodeling, paint color selection, exterior repainting or replastering similar to the existing finish or routine maintenance such as caulking, replacement of fasteners, repair of window glazing or other such minimally intrusive work. Not applicable. This proposed project is not requesting exemption from the development review process on these conditions. B. Certificate of no negative effect. 1. An application for a certificate of no negative effect may be made to the Community Development Director for approval of work that has no adverse effect on the physical appearance or character-defining features of a designated property. An application for a certificate of no effect may be approved by the Community Development Director with no further review if it meets the requirements set forth in the following Subsection 26.415.070.B.2: Not applicable. This proposed project is not requesting a certificate of no negative effect. This project requires a certificate of appropriateness for major development, sub-section “C” is therefore deleted from this application. D. Certificate of appropriateness for major development. 1. The review and decision on the issuance of a certificate of appropriateness for major development shall begin with a determination by the Community Development Director that the proposed project 211 E. Hallam Street PID: 273707316007 Page 17 22 January 2015 P123 IV.B. constitutes a major development. A major development includes one or more of the following activities: a) The construction of a new structure within a historic district; and/or The project is not located within a historic district. b) Alterations to more than three (3) elements of a building façade including its windows, doors, roof planes or materials, exterior wall material, dormers, porches, exterior staircase, balcony or ornamental trim; and/or The project will not significantly alter any of these elements of the building façade. c) The expansion of a building increasing the floor area by more than two hundred and fifty (250) square feet; and/or The duplex development will expand upon the existing studio by more than 250 square feet. d) Any new development that has not been determined to be minor development. The duplex development will require major development. 2. The procedures for the review of major development projects include a two-step process requiring approval by the HPC of a conceptual development plan and then a final development plan. If a major development project involves additional City Land Use approvals, the Community Development Director may consolidate or modify the review process accordingly, pursuant to Subsection 26.304.060.B. The applicant will comply with the review procedures as required by the Community Development Director. This application is being submitted for the conceptual development plan. 3. Conceptual development plan review. a) An application for a conceptual development plan shall include the following: (1) The general application information required in Section 26.304.030. The general application will be completed as required in Section 26.304.030. All required information is included within this application submittal. (2) A site plan and survey showing property boundaries, the location and orientation of existing and proposed improvements and predominant site characteristics. A site plan is provided with the Architectural Plans and Renderings as an attachment to this application and a survey is included the Draft Platt of 211 E Hallam St. as an attachment to this application. 211 E. Hallam Street PID: 273707316007 Page 18 22 January 2015 P124 IV.B. (3) Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations. The plans submitted with this application include all required drawings to present a complete account of the intentions of the duplex development. Architectural Plans and Renderings are included as an attachment to this application submittal. (4) Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs. Preliminary building material selections will are demonstrated in the graphics provided with the Architectural Plans and Renderings as an attachment to this application submittal. (5) Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations. Site context will is provided as photographs of the property and the neighborhood within one block of the property as a part of the Architectural Plans and Renderings as an attachment to this application submittal. (6) Verification that the proposal complies with Chapter 26.410, Residential design standards or a written request for a variance from any standard that is not being met. The duplex development project will comply with all applicable requirements of the Residential Design Standards. Any variance requested from these requirements is called out in this application submittal. b) The procedures for the review of conceptual development plans for major development projects are as follows: (1) The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. The applicant will provide public notice as required in Section 26.304.060.E.3. Paragraphs a, b, and c. (2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will 211 E. Hallam Street PID: 273707316007 Page 19 22 January 2015 P125 IV.B. review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. No response to this item is necessary. (3) The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. The applicant will proceed as necessary based on the results of HPC decision. (4) A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section. The applicant will not proceed to a request for Final Development Plan approval without the City Council approval. c) The effect of approval of a conceptual development plan is as follows: (1) Approval of a conceptual development plan shall not constitute final approval of a major development project or permission to proceed with the development. Such authorization shall only constitute authorization to proceed with the preparation of an application for a final development plan. The applicant will proceed with a Final Development Plan once approval is granted for the conceptual development plan. (2) Approval of a conceptual development plan 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 approval hearing shall be required, pursuant to Section 26.415.070.D.3. The applicant will prepare final development plans consistent with the conceptual development plans approved by the Historic Preservation Commission. If any conceptual design changes are made following the conceptual design approval, the applicant will submit a new conceptual design plan as required. (3) Unless otherwise specified in the resolution granting conceptual development plan approval, a development application for a final development plan shall be submitted within one (1) year of the date of approval of a conceptual development plan. Failure to file such an application within this time period shall render null and void the approval of the conceptual development plan. The Community 211 E. Hallam Street PID: 273707316007 Page 20 22 January 2015 P126 IV.B. Development Director may grant an extension of this limitation if the delay has been caused by the application requiring additional reviews or similar delays that could not have been reasonably predicted by the applicant. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a conceptual development plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. The applicant will conform to the required deadline for approval of the final development plan following the approval of the conceptual development plan. 4. Final development plan review. a) An application for a final development plan shall include: (1) The general application information required in Section 26.304.030. The applicant will submit an application as required in Section 26.304.030. (2) Final drawings of all proposed structures(s) and/or addition(s) included as part of the development at 1/4" = 1.0' scale. The final drawings will be submitted at a ¼”=1.0’ scale. (3) An accurate representation of all major building materials to be used in the development, depicted through samples or photographs. Example imagery depicting final building materials will be provided as part of the final development plan. (4) A statement, including narrative text or graphics, indicating how the final development plan conforms to representations made or stipulations placed as a condition of the approval of the conceptual development plan. A written statement will respond to the conformance of the final development plan with the approved conceptual development plan. b) The procedures for the review of final development plans for major development projects are as follows: (1) The Community Development Director shall review the application materials submitted for final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Paragraphs 26.304.060.E.3.a, b and c. The applicant will provide public notice as required in Section 26.304.060.E.3. Paragraphs a, b, and c. (2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information 211 E. Hallam Street PID: 273707316007 Page 21 22 January 2015 P127 IV.B. on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. No response necessary to this requirement. No action required of the applicant. (3) The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a certificate of appropriateness and the Community Development Director shall issue a development order. The applicant will proceed as necessary based on the results of the HPC decision and Community Development Director development order. (4) Before an application for a building permit can be submitted, a final set of plans reflecting any or all required changes by the HPC or City Council must be on file with the City. Any conditions of approval or outstanding issues which must be addressed in the field or at a later time shall be noted on the plans. A final set of plans will be submitted for record with the City prior to submitting an application for a building permit. E. Amendments, insubstantial and substantial. There are two processes for amending plans approved pursuant to a development order and an associated certificate of appropriateness. All requests for amendments, insubstantial or substantial, must be in writing and accompanied by drawing(s) and elevations as specified below. Any amendments to the approved development plans will be submitted in accordance with the requirements of this section. 26.415.090. Relocation 26.415.090. Relocation of designated historic properties. The intent of this Chapter is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. A. Application. An application for relocation shall include: 1. The general application information required in Section 26.304.030. This application for relocation includes all of the required general information as defined in Section 26.304.030. 211 E. Hallam Street PID: 273707316007 Page 22 22 January 2015 P128 IV.B. 2. A written description and/or graphic illustrations of the building, structure or object proposed for relocation. The structure proposed for relocation is a small studio style structure, currently used as a single family residence, located at the rear (South) of the property at 211 E. Hallam St. The studio structure is built with a partially sunken first floor. The finished floor elevation of the first floor is approximately 5 feet below natural grade. The first floor walls are constructed of reinforced concrete masonry unit blocks which retain the surrounding soil. The second story, with a finished floor elevation approximately 5 feet above natural grade is primarily a wood-framed structure which overhangs beyond the extents of the first story wall by approximately 2 feet on all four sides. The result of the overhang aesthetically suggests the second story rests on a pedestal provided by the walls of the first story. The structure is generally rectangular in shape with the long axis running generally East to West. The roof is mildly pitched with the crest of the roofline oriented along the short axis of the building slightly off center, dividing the roof into 1/3 and 2/3. The exterior walls of the second story are dressed in 4-inch-wide wood siding panels oriented about 35 degrees off of horizontal. The walls at the east and west sides of the building are inverted by approximately 10 degrees past vertical. In the building’s current orientation, the south wall includes the projection of a deck outside the primary living space. The deck is constructed with unperforated walls such that the exterior is clad with the same siding material as the rest of the exterior of the second story of the building. The chimney which is also on the South wall of the building extends from beneath natural grade several feet above the crest of the roofline. The chimney is positioned such that it is centered on the crest of the roofline. The “pedestal” appearance of the first story, asymmetric roof, and inverted east and west walls give the structure a unique appearance in general conformance with the Bauhaus / International architectural style of the AspenModern program. 3. A written explanation of the type of relocation requested (temporary, on-site or off-site) and justification for the need for relocation. The relocation proposed will move the existing studio structure from the rear of the property (the south end of the property) to the front of the property (north) so it sits in line with the front yard setback. The relocation will pivot the structure 180 degrees such that the main living room on the second floor will provide views out to the street and the mountain ridge to the north. The relocation will include excavation to accommodate the first floor of the studio which in its current location is below grade to the same extent as proposed in the final location. The relocation is to be a permanent alteration of the building location entirely within the original property. Relocation of the studio will make it visible to the street and enhance the public benefit of this historic resource. 211 E. Hallam Street PID: 273707316007 Page 23 22 January 2015 P129 IV.B. 4. A written report from a licensed engineer or architect regarding the soundness of the building, structure or object, its ability to withstand the physical move and its rehabilitation needs, once relocated. A written report attesting to the feasibility of the proposed relocation of the Studio will be provided as an appendix to this Application. 5. A conceptual plan for the receiving site providing preliminary information on the property boundaries, existing improvements and site characteristics and the associated planned improvements. The architectural site plan, provided with the Architectural Plans and Renderings as an attachment to this application submittal, shows the orientation of the studio in its new position as well as the layout of the addition that will complete the duplex development project. The layout includes a survey of existing topography, property boundaries, utility locations, trees and other existing improvements. Planned improvements are indicated on the plan as well. 6. If the applicant does not own the receiving site, proof from t he site's property owner of the willingness to accept the relocated building, structure or object. The planned relocation is on-site and the property is owned by the applicant. 7. Evidence that the applicant has or is seeking the necessary approvals to place the building on the identified receiving site. If the site is outside of the city limits, verification that the building will be preserved on its new site through a formal action of the other jurisdiction or a preservation easement. The applicant requests that this application for on-site relocation serve as evidence that the applicant is seeking the necessary approvals for the move entirely within the City of Aspen. 8. Evidence of the financial ability to undertake the safe relocation, preservation and repair of the building, structure or object; site preparation and construction of necessary infrastructure through the posting of bonds or other financial measures deemed appropriate. The applicant has the financial ability to undertake the safe relocation, preservation, and repair of the historic resource. An appropriate bond or letter of credit will be provided to the City, if required. 9. Supplementary materials to provide an understanding of the larger context for the relocated property and its impact on adjacent properties, the neighborhood or streetscape. Neighborhood context photos and existing site conditions photos are provided as parts of as appendices to this application and offer an understanding of the context for the relocated structure on the property and its compatibility with adjacent properties. B. Procedures for the review of relocation request. 211 E. Hallam Street PID: 273707316007 Page 24 22 January 2015 P130 IV.B. 1. The Community Development Director shall review the application materials submitted for relocation approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. The applicant will present information relating to the proposed relocation to the Historic Preservation Commission at the designated public hearing. 2. Notice for the review of the relocation request shall include publication, posting and mailing pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. The applicant will provide necessary public notice as required by Section 26.304.060.E.3 Paragraphs a, b, and c. 3. If the relocation request is part of a major development project, the Community Development Director may consolidate or modify the review process accordingly pursuant to Section 26.304.060.B. The duplex development will qualify as a major development project. The applicant understands that there will be a consolidation of the review process. 4. Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the standards for relocation approval set forth below, the City Historic Preservation Design Guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the report and the evidence presented at the hearing to determine if the standards for relocation have been met. The applicant will await the determination of the HPC and act in conformance with that decision. 5. The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. The applicant will await the determination of the HPC and act in conformance with that decision. 6. A resolution of the HPC action will be forwarded to the City Council in accordance with Section 26.415.120 and no relocation will occur until after the thirty (30) day "call up" period of the City Council has expired. The applicant will not begin with any construction efforts associated with the building relocation until a building permit has been granted, which will be after the “call up” period has expired. C. Standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or The property is not located within a historic district; this standard does not apply. 211 E. Hallam Street PID: 273707316007 Page 25 22 January 2015 P131 IV.B. 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or Relocating the structure will not have an adverse impact on a Historic District as the property is not located within an Historic District. The impact on the property due to the relocation of the structure will not be adverse. Rather, the building relocation will improve the property as it will bring the property into general conformance with the neighborhood character by positioning the primary structure near the front of the lot as all the other properties in the neighborhood are laid-out. 3. The owner has obtained a certificate of economic hardship; or Not applicable. 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and While relocating the structure is not necessary for its preservation, once relocated the building will be better related to the historic Aspen Victorian located on the next property to the East. A high concentration of historically designated properties exist within a two block radius of the property at 211 E. Hallam St. and relocating the studio to the front of the lot will add to the preserved historical character of the neighborhood as a destination for those interested in the architectural history of the City. Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; A letter from an expert in structure relocation will be provided attesting to the ability of the structure to withstand the physical impacts of relocation. 2. An appropriate receiving site has been identified; and The location at the front of the property is an appropriate on-site receiving location. 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. A relocation plan is provide as an appendix to this application, and financial guarantees will be provided, if required. D. Procedures for considering request for relocation of properties under consideration for designation. While it is the intent of this Chapter to preserve properties of demonstrated significance, it is also recognized that all buildings and areas of importance to the general welfare, prosperity and civic pride of its citizenry cannot be identified, evaluated, documented and designated at one time. However, it is important to protect properties which potentially qualify for designation against needless loss until review and hearings can be completed. 211 E. Hallam Street PID: 273707316007 Page 26 22 January 2015 P132 IV.B. 1. No relocation will be permitted for properties under consideration for designation to the Aspen Inventory of Historic Landmark Site and Structures unless relocation approval is issued by the Historic Preservation Commission or City Council. The applicant is seeking designation as an AspenModern property in congruence with the application for the relocation and duplex development. The applicant will not begin any relocation or construction without all appropriate approvals and necessary permits. 2. All properties under consideration for designation and, therefore, subject to the temporary stay of relocation will be identified on a list maintained by the Chief Building Official. Property owners will be notified by registered mail that their property is under consideration for designation and have an opportunity to review all materials compiled at that time to verify accuracy. The applicant will await notification and will not proceed with any relocation or construction without all appropriate approvals and necessary permits. 3. These procedures shall apply to any building located within an area under preliminary application for designation from the time the application is filed until the time action is taken on the application by the City Council. The applicant understands these restrictions and will not initiate any relocation or construction without all appropriate approvals and necessary permits. 4. If a public hearing to consider the application for designation is not held by the City Council within six (6) months of the initiation of the stay, the stay will expire. An additional six month stay period may be approved by City Council in the form of a resolution, at a public hearing, with a showing of good cause. No response required for this item. 26.415.110. Benefits The City is committed to providing support to property owners to assist their efforts to maintain, preserve and enhance their historic properties. Recognizing that these properties are valuable community assets is the basic premise underlying the provision of special procedures and programs for designated historic properties and districts. Benefits to encourage good historic preservation practices by the owners of historic properties are an important aspect of Aspen's historic preservation program. Historic resources are a valuable community asset and their continued protection is the basic premise supporting the creation of an innovative package of preservation tools that are unlike any other in the country. Aspen's preservation benefits are in response to tight historic preservation controls that have been legislated by the City since 1972. The Community Development Department and Historic Preservation Commission (HPC) are dedicated to assisting property owners in renovating and maintaining their property. Aspen is unique. Its historic resources and spirit of community have not been duplicated anywhere else in the world. It is this basic character that has helped make the City both economically vital and cherished by many. Only designated properties may be eligible for the following benefits. A. Historic landmark lot split. Properties listed on the Aspen Inventory of Historic Landmark Sites and Structures may receive an exemption from the subdivision and growth management quota system, pursuant to Sections 26.480 and 26.470, allowing owners of designated historic properties to create a second unit in addition to the historic building on their lot through the subdivision of the property. Refer to specific 211 E. Hallam Street PID: 273707316007 Page 27 22 January 2015 P133 IV.B. zone district information in Chapter 26.710 for further information. All parcels created through a Historic Landmark lot split shall retain designation on the Aspen Inventory of Historic Sites and Structures. A lot split is not sought as in conjunction with this application. This requirement does not apply. It is worth noting however, that the property on which the work is proposed was created by a non-historic standard lot split which separated this lot from the lot to the East that has the Aspen Victorian residence. As such, neither the Studio structure nor the property itself is currently designated. B. Increased density. Two detached single-family dwelling units or a duplex may be allowed on a smaller sized lot than is required for a non-designated property. Refer to specific zone district information in Chapter 26.710 for further information. Under regular allowances within the R-6 zone district, a duplex could be constructed on the property at 211 E. Hallam St. An Administrative Determination assigned duplex development to this property as part of the prior non-historic stand lot split. This item does not apply. C. Variances. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; The applicant requests a 2-foot side yard setback variance on the east side of the property to allow for a side yard setback of three (3) feet. The westerly side yard setback will remain five (5) feet. It should be noted that this setback variance is only for the second-level architectural extension. The foundation and first floor of the building will conform to the 5-foot setback. There is a corresponding requirement for a 15-foot combined side yard setback that would be reduced to eight (8) feet. A front yard setback variance is required for an existing small porch that would extend four (4) feet into the front yard. b) Development that does not meet the minimum distance requirements between buildings; This duplex development project will not require any variances related to distances between buildings. c) Up to five percent (5%) additional site coverage; A site coverage variance will not be requested for this project. d) Less public amenity than required for the on-site relocation of commercial historic properties. As this project is within a residential zoning district, the public amenity space requirements do not apply. 2. In granting a variance, the HPC must make a finding that such a variance: 211 E. Hallam Street PID: 273707316007 Page 28 22 January 2015 P134 IV.B. a) Is similar to the pattern, features and character of the historic property or district; and/or Relocating the studio structure to the front of the lot will maintain the character of the potential historic property, improve its relation to the adjacent historic property, and provide visibility from the street. 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. As stated, the relocation of the studio structure will enhance the relation of the property at 211 E. Hallam St. with the property to the East, 223 E. Hallam St. which includes a historic Aspen Victorian residence. Relocating the studio to the front of the property will improve the property’s relation to the pedestrian environment of the street and improve the contiguity of the historic structures in the neighborhood. D. Parking. 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. In addition to the review criteria listed in Chapter 26.515, the parking reduction and waiver of payment-in-lieu 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. The duplex residential development in the R-6 zone district within the Aspen In-fill Area would normally require one space per bedroom and up to a maximum requirement of two spaces per unit. The required parking would therefore be four spaces. The applicant is requesting a parking waiver to provide one space per unit. These spaces would be housed in two separate garages. Permitting this parking waiver would allow for better utilization of the site for gardens and enhanced permeability. The proximity of this property to the commercial core and other services venues is such that it is unlikely that multiple car ownership would be required. E. Conditional uses. A variety of conditional uses are allowed for designated historic properties. These uses are identified in Chapter 26.710. No conditional uses are being sought as a part of the relocation and duplex development project. F. Floor area bonus. 1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a) The design of the project meets all applicable design guidelines; The duplex development will adhere to all applicable design guidelines, with the exception of those minor guideline variances noted earlier. 211 E. Hallam Street PID: 273707316007 Page 29 22 January 2015 P135 IV.B. 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; Relocating the studio to the front of the lot will make the historic structure the primary feature to any passersby in the public right of way. c) The work restores the existing portion of the building to its historic appearance; Restoration to historic appearance is unnecessary for this project as the historic studio structure has retained its historic appearance since it was originally built. d) The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; The addition required to complete the duplex development is designed to complement the historic studio. Materials have been carefully chosen to be compatible with the studio, and the overall massing of the addition draws inspiration from the form of the studio. e) The construction materials are of the highest quality; Construction materials used to construct the duplex will be of the industry standard. f) An appropriate transition defines the old and new portions of the building; Through the use of compatible materials, colors, and form, the addition will blend seamlessly with the historic studio. g) The project retains a historic outbuilding; and/or The site does not include a historic outbuilding to retain. The historic studio will be relocated, but will be retained as the architectural feature of the project. h) Notable historic site and landscape features are retained. No notable site or landscape features exist on the property aside from the historic studio, which will be 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. Based on the criteria noted above, the applicant is requesting a floor area bonus of 500 square feet. 211 E. Hallam Street PID: 273707316007 Page 30 22 January 2015 P136 IV.B. 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 Subsection 26.415.070.D. The floor area bonus may also be approved as part of a Historic Landmark Lot Split Review. 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. The applicant has met with the HPC in a work session at which several design alternatives were presented. This application is in accordance with an alternative that met with a favorable response from the HPC. 4. Floor area bonuses are cumulative. A property shall receive no more than 500 square feet total. The applicant understands the cumulative nature of the floor area bonus, which is requested to be 500 square feet. To date, the property has not received any floor area bonuses. G. Exemption from growth management quota system requirements. Certain types of development on designated historic properties are exempt from the growth management quota system and have reduced impact mitigation requirements. Refer to Chapter 26.470 for further information. Relocation of an historic structure is exempt from the Growth Management Quota System per Subsection 26.470.040.4 of the City of Aspen Land Use Code. H. Waiver of impact fees. Designated historic properties may be eligible for waiver of Impact Fees. Refer to Chapter 26.610 for further information. The applicant would appreciate waiver of the fees listed here: • Park Development Impact Fee • TDM/Air Quality Impact Fee • Affordable Housing Cash-in-lieu Fee The applicant would appreciate full waiver or reduction of the fees listed here: • Water Tap Fee • Building Permit Fee • Tree removal mitigation fees I. Rehabilitation loan fund. City Council may approve a zero interest loan in an amount up to twenty-five thousand dollars ($25,000.00) for any property that is in violation of Section 26.415.100 of the Land Use Code, Demolition by Neglect, or to fund other rehabilitation work which is considered necessary for the preservation or restoration of a designated structure. To be eligible for this benefit, a property owner shall show evidence of financial need. These one-time loans shall be repaid at the time of transfer-of-title or by the end of ten (10) years, whichever comes first. The historic structure has been reasonably maintained and should not require a loan for rehabilitation of any portion of the structure. J. Conservation easement program. The City may accept a "Conservation Easement" from a property owner who wishes to forgo any of the allowed square footage on their property in exchange for a federal tax deduction. A deed restriction shall be filed on the site to show that future development is limited. The five 211 E. Hallam Street PID: 273707316007 Page 31 22 January 2015 P137 IV.B. hundred (500) square foot floor area bonus provided in Subsection 26.415.110 of the Land Use Code cannot be donated as a conservation easement. The applicant does not wish to accept a “Conservation Easement” nor the benefits associated with one. K. City-owned building rehabilitation fund. The City shall give priority in the asset management plan to budgeting the funds necessary to adequately maintain, rehabilitate or restore City-owned designated properties. This item is not applicable to the project. L. Transferable Development Right (TDR). Pursuant to Chapter 26.535 of this Code, owners of properties listed on the Aspen Inventory of Historic Landmark Sites and Structures may sever and convey, as a separate development right, undeveloped floor area to be developed on a different property within the City. Refer to Section 26.710, Zone Districts for further information on landing sites for TDRs. The applicant is not seeking Transferable Development Rights; the allowable floor area will be used to its full extent. M. Tax credit applications. Community Development staff shall assist property owners in participating in State and Federal Rehabilitation Tax Credit programs by helping with the preparation of application materials, undertaking the necessary reviews to assist in obtaining certification. A twenty percent (20%) state rehabilitation income tax credit may be available for locally designated properties and may be combined with a twenty percent (20%) Federal Income Tax Credit which may be available for income producing properties listed on the National Register of Historic Places. The duplex is not intended at this time to be an income producing property. Tax credits are not applicable. N. Community-initiated development. The City shall consider opportunities to be involved in public-privately funded rehabilitation efforts, building expansion, or infill projects that demonstrate good historic preservation practices. The applicant would appreciate any financial assistance the City would consider contributing to the project. O. Building codes. The International Building Code (IBC) provides for flexibility in its application to historic structures. In addition to the IBC, the City has adopted the International Existing Building Code (IEBC) to assist owners in making repairs in a manner that minimizes intrusion into the historic structure. The project will modernize the historic structure to the maximum extent possible while maintaining its historic character and quality. The applicant would appreciate any flexibility in the International Building Code that would be afforded to the project. P. Contractor training. The Community Development Department shall provide periodic workshops for contractors on proper preservation techniques, using grants or other sources of funding. This item is not applicable to this project. 211 E. Hallam Street PID: 273707316007 Page 32 22 January 2015 P138 IV.B. Q. Cultural heritage tourism. Through grants or other sources of funding, the City may facilitate collaborative partnerships among tourist industry sectors, historic property owners and cultural heritage attractions to create a marketing strategy and marketing products to attract visitors interested in the distinctive historic character of Aspen. The applicant would be willing to participate and cooperate with any efforts to include the property and its history into the tourism program. R. Preservation honor awards. The Aspen Historic Preservation Commission shall present annual awards to recognize exemplary historic preservation efforts in the City. If the Aspen Historic Preservation Commission were to present the project with a preservation award, the applicant would gladly accept the accolades. S. Historic markers. Through grants or other sources of funding, the City may provide a historic marker of a standard design for any owner of a designated historic property who desires a marker to install on their building. The City may also develop a marker or signage program to recognize designated historic districts. The applicants will not pursue a historic marker, but would display one if it were provided by the City. 26.575.20 Calculations and Measurements A. Purpose. This section sets forth methods for measuring floor area, height, setbacks, and other dimensional aspects of development and describes certain allowances, requirements and other prescriptions for a range of structural components, such as porches, balconies, garages, chimneys, mechanical equipment, projections into setbacks, etc. The definitions of the terms are set forth at Section 26.104.100 – Definitions. No response necessary for this item. B. Limitations. The prescribed allowances and limitations, such as height, setbacks, etc., of distinct structural components shall not be aggregated or combined in a manner that supersedes the dimensional limitations of an individual structural component. For example, if a deck is permitted to be developed within five feet of a property boundary and a garage must be a minimum of ten feet from the same property boundary, a garage with a deck on top of it may not be developed any closer than ten feet from the property boundary or otherwise produce an aggregated structural component that extends beyond the setback limit of a garage. The plans for the structure relocation and duplex development project do not attempt to aggregate or combine any distinct limitations that apply to the project. C. Measuring Net Lot Area. A property’s development rights are derived from Net Lot Area. This is a number that accounts for the presence of steep slopes, easements, areas under water, and similar features of a property. There are no steep slopes, areas of easement, areas under water, or similar features on the Property, which would reduce the net lot area of the resulting lots. D. Measuring Floor Area. In measuring floor areas for floor area ratio and allowable floor area, the following applies: 211 E. Hallam Street PID: 273707316007 Page 33 22 January 2015 P139 IV.B. 1. General. Floor area shall be attributed to the lot or parcel upon which it is developed. In measuring a building for the purposes of calculating floor area ratio and allowable floor area, there shall be included all areas within the surrounding exterior walls of the building or portion thereof. When measuring from the exterior walls, the measurement shall be taken from the exterior face of framing, exterior face of structural block, exterior face of straw bale, or similar exterior surface of the nominal structure excluding sheathing, vapor barrier, weatherproofing membrane, exterior- mounted insulation systems, and excluding all exterior veneer and surface treatments such as stone, stucco, bricks, shingles, clapboards or other similar exterior veneer treatments. (Also, see setbacks.) When measuring the floor area of the building, the applicant will follow the proper procedure defined in this guideline. E. Measuring Setbacks. 1. General. Required setbacks shall be unoccupied and unobstructed within an area extending horizontally from the parcel boundary to the setback line and vertically above and below grade, excepting allowed projections as described below. Setbacks will be measured as defined in this guideline. A side yard setback variance will be requested for an eastern side yard setback and corresponding total side yard setbacks. F. Measuring Building Heights. 2. For properties in all other Zone Districts, the height of the building shall be measured according to the pitch of the roof as follows. See subsection 3, below, for measurement method. a) Flat roofs or roofs with a pitch of less than 3:12. The height of a building with a roof pitch of less than 3:12 shall be measured from the ground to the top-most portion of the structure. The new addition to the structure will have a flat roof, which will conform to the height limitations. The existing structure has a shallow pitched roof and also conforms to the height limitations. 3. Height Measurement Method. In measuring a building for the compliance with height restrictions, the measurement shall be the maximum distance measured vertically from the ground to the specified point of the building located above that point, as further described below: a) Measuring height along the perimeter of the building. At each location where the exterior perimeter of a building meets the ground, the measurement shall be taken from the lower of natural or finished grade. Building permit plans must depict both natural and finished grades. Building height measurements will be performed using the appropriate applicable guideline. b) Measuring height within the footprint of the building. For the purposes of measuring height within the footprint of a building, areas of the building within 15 horizontal feet of the building’s perimeter shall be measured using the perimeter measurement, as described above. In all other areas, the natural grade of the site shall be projected up to the allowable height and the height of the structure shall be measured using this projected topography. In instances where the natural grade of a property has been affected by prior development activity, the Community Development Director may accept an estimation of pre-development topography prepared by a registered land surveyor or civil engineer. The Director may require additional 211 E. Hallam Street PID: 273707316007 Page 34 22 January 2015 P140 IV.B. historical documentation, technical studies, reports, or other information to verify a pre-development topography. If necessary, the Community Development Director may require an applicant document natural grade, finished grade, grade being used within the footprint of the building, and other relevant height limitation information that may need to be documented prior to construction. Building height measurements will be performed using the appropriate applicable guideline. c) Measuring to the roof – The high point of the measurement shall be taken from the surface of a structure’s roof inclusive of the first layer of exterior sheathing or weatherproofing membrane but excluding exterior surface treatments such as shakes, shingles, or other veneer treatments or ornamentation. When measuring roofs to a point between the ridge and the eave point, the eave point shall be the point where the plane of a roof intersects the plane of the exterior wall. The roof and wall planes shall be of the nominal structure, excluding all exterior treatments. Building height measurements will be performed using the appropriate applicable guideline. G. Measuring Site coverage. Site coverage is typically expressed as a percentage. When calculating site coverage of a structure or building, the exterior walls of the structure or building at ground level should be used. When measuring to the exterior walls, the measurement shall be taken from the exterior face of framing, exterior face of structural block, or similar exterior surface of the nominal structure excluding sheathing, vapor barrier, weatherproofing membrane, exterior-mounted insulation systems, and excluding all exterior veneer and surface treatments such as stone, stucco, bricks, shingles, clapboards or other similar exterior veneer treatments. Porches, roofs or balcony overhangs, cantilevered building elements and similar features extending directly over grade shall be excluded from maximum allowable site coverage calculations. The exterior surface of the nominal structure at the point at which it meets finish grade will be used for when measuring site coverage. The proposed development meets all requirements for site coverage, with a site coverage of 44%. J. Measurement of Net Livable Area. The calculation of Net Livable Area shall include all interior space measured from interior wall to interior wall, including interior partitions and inclusive of, but not limited to, entryways or lobbies dedicated to only one unit, finished or unfinished basements which are or can be made habitable, and storage areas, closets and laundry areas accessible from the interior of a unit. Net livable Area shall not include common circulation areas, common lobbies, common stairwells, common elevator corridors, or similar common spaces not intended or designed to be occupied by an individual tenant. Net Livable Area shall not include uninhabitable basements, mechanical areas, stairs, unconditioned storage accessible only from the exterior, garages, carports, patios, decks, porches or similar spaces. When calculating the net livable area of the existing residences, the applicable method will be utilized. 26.710.040 Medium-Density Residential (R-6) A. Purpose. The purpose of the Medium-Density Residential (R-6) Zone District is to provide areas for long- term residential purposes, short term vacation rentals, and customary accessory uses. Recreational and institutional uses customarily found in proximity to residential uses are included as conditional uses. Lands in the Medium-Density Residential (R-6) Zone District are generally limited to the original Aspen Townsite, contain relatively dense settlements of predominantly detached and duplex residences, and are within walking distance of the center of the City. 211 E. Hallam Street PID: 273707316007 Page 35 22 January 2015 P141 IV.B. The residential duplex development contemplated in this application will comply with the purpose and intent of the Medium-Density Residential (R-6) District. This district is specifically designated for duplex and single-family development. 26.610. Impact fees 26.610.030. Exemptions. This Chapter does not apply to: A. Development involving a property listed on the Aspen Inventory of Historic Landmark Sites and Structures. This exemption is solely for an historic structure and its accessory structures. Development on an historic landmark property involving a non-historic or new building shall not be exempt. The duplex development will require construction of an addition to the historic studio. That portion of the project will not be exempt from the impact fees. The applicant is requesting that all impact fee exemptions be applied for this proposed development. Additionally, the application is requesting additional waivers as part of the Aspen Modern negotiation. 211 E. Hallam Street PID: 273707316007 Page 36 22 January 2015 P142 IV.B. ATTACHMENT 2 –LAND USE APPLICATION PROJECT: TYPE OF APPLICATION: (please check all that apply): Name: Location: (Indicate street address, lot & block number, legal description where appropriate) Parcel ID # (REQUIRED) APPLICANT: Name: Address: Phone #: REPRESENTATIVE: Name: Address: Phone #: GMQS Exemption Conceptual PUD Temporary Use GMQS Allotment Final PUD (& PUD Amendment) Text/Map Amendment Special Review Subdivision Conceptual SPA ESA – 8040 Greenline, Stream Margin, Hallam Lake Bluff, Mountain View Plane Subdivision Exemption (includes condominiumization) Final SPA (& SPA Amendment) Commercial Design Review Lot Split Small Lodge Conversion/ Expansion Residential Design Variance Lot Line Adjustment Other: Conditional Use EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Have you attached the following? FEES DUE:$_________ Pre-Application Conference Summary Attachment #1, Signed Fee Agreement Response to Attachment #3, Dimensional Requirements Form Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards 3-D Model for large project All plans that are larger than 8.5” X 11” must be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model. 211 E. Hallam 1230 Snowbunny Lane, Aspen, CO 81611 970-925-3850 Stan Clauson Associates, Inc. 412 N. Mill St. Aspen, CO 81611 970-925-2323 The property consists of Lot 1 of the 223 E. Hallam St. Lot Split. Currently the small studio-style single-family residence is located on the rear of the parcel. Relocate the studio to the front of the parcel and construct an additionl single-family unit to create a duplex. One (1) attached garage, and one (1) detached garage will be provided. Applicant seeks AspenModern designation for the studio. 2,925 X X AspenModern XXXX 211 E. Hallam St., Aspen, CO 81611 (223 E. Hallam Lot Split Lot 1) 223Elm, LLC 273707316007 P143 IV.B. ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Project: Applicant: Location: Zone District: Lot Size: Lot Area: (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing:__________Proposed:___________________ Number of residential units: Existing:__________Proposed:___________________ Number of bedrooms: Existing:__________Proposed:___________________ Proposed % of demolition (Historic properties only):__________ DIMENSIONS: Floor Area: Existing:_________Allowable:__________Proposed:________ Principal bldg. height: Existing:_________Allowable:__________Proposed:________ Access. bldg. height: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined F/R: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance Between Buildings Existing ________Required:__________Proposed:_____ Existing non-conformities or encroachments:___________________________________ _______________________________________________________________________ Variations requested: ______________________________________________________ ________________________________________________________________________ 211 E. Hallam 223Elm, LLC 211 E. Hallam St. Aspen, CO 81611 Medium-Density Residential (R-6) 6,000 SF 6,000 SF 0 0 1,429 3,600 3,600 16 25 25 0 25 14 0 4 4 11%50%44% 89%N/A 56% 64 Ft 10 Ft 10 Ft 15 Ft 10 10 Ft 79 Ft N/A 20 8.5 Ft 5 Ft 5 Ft 15 Ft 5 Ft 5 Ft 20 Ft None Side yard setback, secondary massing, entry door position, entry door covered porch. 12 Ft 10 Ft N/A 5 Ft 5 Ft 1 2 0 2 6 P144 IV.B. P145 IV.B. Cit y of Aspe n Pla nni ng an d Zoni ng Source s: Esri, HERE , De Lo rme, TomTo m, In te rmap , incremen t P Co rp ., GEBCO, US GS, FAO, NPS , NRCAN, Ge oBase, IG N, K adaste r NL, Ordnance Surve y, Es ri Japan, METI, E sri China (Hong Kon g), swisstop o, Ma pmyIndia, © Ope nS treet Map cont rib uto rs, an d t he GIS User Commun it y Aspe nGI S His toric D es ign ation Pa rc el Ha llamBluff_ESA Ja nua ry 19 , 20 15 0 0.035 0.0 70.01 7 5 mi 0 0.0 6 0.120.03 km 1:2,25 7 Subject Property - 211 E. Hallam St. Attachment 5 R-6 P146 IV.B. 1/20/2015 Parcel Detail http://www.pitkinassessor.or g/assessor/parcel.asp?AccountNumber=R021880 1/3 Pitkin County Assessor Parcel Detail Information Assessor Property Search | Assessor Subset Query | Assessor Sales Search Clerk & Recorder Reception Search | Treasurer Tax Search Search GIS Map | GIS Help Basic Building Characteristics | Value Summary Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail Owner Detail | Land Detail | Photographs Tax Area Account Number Parcel Number Property Type 2014 Mill Levy 001 R021880 273707316007 RESIDENTIAL 33.542 Primary Owner Name and Address ELM 223 LLC PO BOX 360 ASPEN, CO 81612 Additional Owner Detail Legal Description Subdivision: 223 E HALLAM STREET LOT SPLIT Lot: 1 Location Physical Address: 223 E HALLAM ST ASPEN Subdivision: 223 E HALLAM STREET LOT SPLIT Land Acres: 0.000 Land Sq Ft: 6,000 P147 IV.B. 1/20/2015 Parcel Detail http://www.pitkinassessor.or g/assessor/parcel.asp?AccountNumber=R021880 2/3 2014 Property Value Summary Actual Value Assessed Value Land: 2,580,000 205,370 Improvements: 20,000 1,590 Total: 2,600,000 206,960 Sale Date: Sale Price: Additional Sales Detail Basic Building Characteristics Number of Residential Buildings: 1 Number of Comm/Ind Buildings: 0 Residential Building Occurrence 0 Characteristics FIRST FLOOR: 760 FINISHED BSMT: 669 WOOD BALCONY: 45 Total Heated Area: 1,429 Property Class: SINGLE FAM RES IMPROVEMEN Actual Year Built: 1964 Effective Year Built: 1973 Bedrooms: 0 Baths: 1 Quality of Construction: AVER T 11 Exterior Wall: WD SID AVE Interior Wall: DRYWALL Floor: BASE P148 IV.B. 1/20/2015 Parcel Detail http://www.pitkinassessor.or g/assessor/parcel.asp?AccountNumber=R021880 3/3 Heat Type: FORCED AIR Heating Fuel: GAS Roof Cover: ASP SHINGL Roof Structure: GABLE/HIP Neighborhood: NORTH "WEST END" ASPEN Super Nbhd: CITY OF ASPEN Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 2014 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. P149 IV.B. P150 IV.B. Customer Distribution Our Order Number: QPR62006417 Date: 01-14-2015 Property Address: 211 E. HALLAM STREET, ASPEN, CO 81611 For Title Assistance KIM SHULTZ 533 E HOPKINS #102 ASPEN, CO 81611 970-927-0405 (phone) 970-925-6243 (fax) kshultz@ltgc.com Other HOWIE MALLORY Attention: HOWIE MALLORY 970-925-3850 (work) ihmallory@gmail.com Delivered via: Electronic Mail Lender HOWIE MALLORY ihmallory@gmail.com Delivered via: Electronic Mail P151 IV.B. Land Title Guarantee Company Property Report Order Number: 62006417 This Report is based on a limited search of the county real property records and provides the name(s) of the vested owner(s), the legal description, tax information (taken from information provided by the county treasurer on its website) and encumbrances, which, for the purposes of this report, means deed of trust and mortgages, and liens recorded against the property and the owner(s) in the records of the clerk and recorder for the county in which the subject is located. This Report does not constitute any form of warranty or guarantee of title or title insurance. The liability of Land Title Guarantee Company is strictly limited to (1) the recipient of the Report, and no other person, and (2) the amount paid for the report. Prepared For: HOWIE MALLORY This Report is dated: 01-06-2015 at 05:00PM Address: 211 E. HALLAM STREET, ASPEN, CO 81611 Legal Description: LOT 1 , 223 E. HALLAM STREET LOT SPLIT, COUNTY OF PITKIN, STATE OF COLORADO AS SHOWN ON PLAT RECORDED ON SEPTEMBER 6, 2013 IN BOOK 104 AT PAGE 38. Record Owner: ELM 223 LLC We find the following documents of record affecting subject property: 1. SPECIAL WARRANTY DEED RECORDED SEPTEMBER 29, 2014 UNDER RECEPTION NO. 613990. 2. DEED OF TRUST DATED FEBRUARY 04, 2009 FROM GINA BERKO, DAVID M. FLEISHER AND ELM 223, LLC TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF ALPINE BANK TO SECURE THE SUM OF $491,000.00, AND ANY OTHER AMOUNTS PAYABLE UNDER THE TERMS THEREOF, RECORDED FEBRUARY 06, 2009, UNDER RECEPTION NO. 556295. MODIFICATION AGREEMENT IN CONNECTION WITH SAID DEED OF TRUST WAS RECORDED APRIL 02, 2014 AT RECEPTION NO. 609096. 3. DEED OF TRUST DATED SEPTEMBER 13, 2012, FROM GINA BERKO, DAVID M. FLEISHER AND ELM 223, LLC TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF ALPINE BANK TO SECURE THE SUM OF $100,000.00 RECORDED SEPTEMBER 13, 2012, UNDER RECEPTION NO. 592207. MODIFICATION AGREEMENT IN CONNECTION WITH SAID DEED OF TRUST WAS RECORDED APRIL 02, 2014 AT RECEPTION NO. 609094. MODIFICATION AGREEMENT IN CONNECTION WITH SAID DEED OF TRUST WAS RECORDED OCTOBER 24, 2014 AT RECEPTION NO. 614846. MODIFICATION AGREEMENT IN CONNECTION WITH SAID DEED OF TRUST WAS RECORDED DECEMBER 11, 2014 AT RECEPTION NO. 615958. ***************** PROPERTY TAX INFORMATION ********************** P152 IV.B. Land Title Guarantee Company Property Report Order Number: 62006417 PARCEL NO.: 273707316007 2015 LAND ASSESSED VALUE $205,370.00 2015 IMPROVEMENTS ASSESSED VALUE $1,590.00 2014 REAL PROPERTY TAXES UNPAID IN THE AMOUNT OF $6,941.84. **************************************************************** P153 IV.B. P154 IV.B. RECEPTION#: 598069, 03/28/2013 at 09:18:04 AM, 1 OF 4, R $26.00 Doc Code ORDINANCE Janice K.Vos Caudill, Pitkin County, CO ORDINANCE NO. 5 SERIES OF 2013) AN ORDINANCE OF THE CITY OF ASPEN CITY COUNCIL APPROVING THE BERKO LOT SPLIT FOR THE PROPERTY COMMONLY KNOWN AS 223 E.HALLAM STREET, CITY OF ASPEN,PITKIN COUNTY,COLORADO. Parcel No. 2737-073-16-003 WHEREAS, the Community Development Department received an application from the Berko Family, c/o Nora Berko, requesting Lot Split review for the property commonly known as 223 E. Hallam Street; and, WHEREAS,the subject property is zoned R-6 (Medium-Density Residential); and, WHEREAS, the Applicant has requested a Lot Split review by the City Council and approval to divide the current 12,000 sq. ft. lot, comprised of four original townsite lots, into two 6,000 sq. ft. lots; and, WHEREAS, the City Council has reviewed and considered the lot split proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a duly noticed public hearing on March 11,2013; and, WHEREAS, during a duly noticed public hearing on March 11, 2013, the City Council opened the hearing, took public testimony, considered pertinent recommendations from the Community Development Director, and referral agencies of the City of Aspen and adopted Ordinance No. _, Series of 2013, approving Lot Split, which would allow the division of the 12,000 sq. ft. lot into two 6,000 sq. ft. lots at 223 E. Hallam Street; and, WHEREAS, the Aspen City Council finds that the lot split proposal meets or exceeds all the applicable development standards. NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ASPEN CITY COUNCIL AS FOLLOWS: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, City Council hereby approves the Lot Split request to divide the 12,000 sq. ft. property known as 223 E. Hallam Street into two 6,000 sq. ft. lots, as proposed. 1 P155 IV.B. Section 2: Plat The Applicant shall record a lot split plat that meets the requirements of Land Use Code Section 26.480,Subdivision,within 180 days of approval. Section 3: Subdivision No further subdivision may be granted for the newly created lots. No additional units will be constructed without the required land use approvals and growth management allocations. Section 4: Maximum Density A lot split approval allows for a maximum of three residential units of density to be shared between the two subject lots. Lot 1 may contain one residence. Lot 2 may contain two residences. No further units of density may be added to these lots. The current allocated density of the three units may be amended between the two lots through administrative,approval. Section 5: Parks The Parks Department will require separate landscape and tree protection reviews for each new lot upon the request for building permit. Staff will determine if an approved tree permit will be required prior to demolition or significant property changes. Tree removal mitigation will be handled through cash-in-lieu payment or by on-site plantings, such as street trees. Planting in the public right-of-way will be subject to landscaping in the right-of-way requirements. Improvements to the right-of-way should include new grass and irrigation. The applicant shall work with the Parks Department to design an appropriate trench box for any new tree plantings. Plans for tree plantings shall be completed and conceptually approved prior to building permit submittal. Section 6: Water[Utilities Upon future development of either lot, utility design shall be incorporated into plans that will address individual services and meters for each lot. Electric utility impacts should be similarly addressed by any future developer including, but not limited to, transformer capacity analysis and transformer locations. New transformers must be maintained on-site,but outside of the public right- of-way. Section 7: Vested Property Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3)years from the date of issuance of a development order. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: 2 P156 IV.B. Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: Berko Subdivision, Lots N and O, Block 81, City and Townsite of Aspen, by Ordinance No._, Series of 2013, of the Aspen City Council. Section 8• This Ordinance shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be construed and concluded under such prior ordinances. Section 9• If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 10: A public hearing on the ordinance shall be held on the 11 th day of March, 2013, in the City Council Chambers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing a public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. Section 11: This ordinance shall become effective thirty (30) days following final adoption. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 25th day of February, 2013. Attest: Kathryn S. Kj4ch, City Clerk Michael C. Ireland,Mayor U 3 P157 IV.B. FINALLY,adopted,passed and approved this 11'day of March, 2013. Attest: Kathryn S. ",City Clerk Michael C. Ireland,Mayor Approved as to form: Z James R. True, City Attorney 4 P158 IV.B. P159 IV.B. P160 IV.B. P161 IV.B. P162 IV.B. P163 IV.B. P164 IV.B. P165 IV.B. 232 BLEEKER LLC 2385 NW EXECUTIVE CENTER DR #370 BOCA RATON, FL 33431 AMATO JOSEPH A PO BOX 503 HIGHLAND MILLS, NY 10930 ASPEN COMMUNITY UNITED METHODIST CHURCH 200 E BLEEKER ST ASPEN, CO 81611 BERKO GINA 292 GLEN EAGLES DR ASPEN, CO 81611 CHALAL JOSEPH B 1005 BROOKS LN DELRAY BEACH, FL 334836507 CITY OF ASPEN 130 S GALENA ST ASPEN, CO 81611 CJB REALTY INVESTORS LLC 6544 WENONGA CIR MISSION HILLS, KS 66208 DOMINGUE FAMILY TRUST PO BOX 2293 WINTER PARK, FL 32790 FLEISHER DAVID M 292 GLEN EAGLES DR ASPEN, CO 81611 GETTMAN ROSA H TRUST 325 S FOREST DENVER, CO 80246 GSW FAMILY INV LP 1320 HUNSICKER RD LANCASTER, PA 17601 HAYES MARY E & JAMES L FAM LP LLLP 209 E BLEEKER ST ASPEN, CO 81611 HODES ALAN & DEBORAH 114 N ASPEN ST. ASPEN, CO 81611 HODGSON PHILIP R 50% 212 N MONARCH ST ASPEN, CO 81611 HOGUET CONSTANCE M 333 E 68TH ST NEW YORK, NY 10065 JEROME PROPERTY LLC 540 W MADISON ST CHICAGO, IL 60661 JOHNSON RICHARD & MONTAE IMBT 6820 BRADBURY DALLAS, TX 75230 KRIBS KAREN REV LIV TRUST PO BOX 9994 ASPEN, CO 81612 LIGHT HOLDINGS LLLP 801 BASELINE RD BOULDER, CO 80302 MADDEN WALTER ROSS 42.5% 218 N MONARCH ST ASPEN, CO 81611 MONARCH HOLDINGS LLC 458 WALLS WY OSPREY, FL 34229 MONARCH HOUSE LLC 701 BRICKELL AVE #860 MIAMI, FL 33131 MOUNTAIN STATE PROPERTIES LLC 715 10TH ST SOUTH NAPLES, FL 34102 MYRIN CUTHBERT L JR 57.5% PO BOX 12365 ASPEN, CO 81612 PENN PAUL E & SUSAN W 3830 E 79TH ST INDIANAPOLIS, IN 46260-3457 PUPPY SMITH LLC 602 E COOPER #202 ASPEN, CO 81611 RANDALL MIDDLETON/HALLAM LP FIVE POST OAK PARK #2580 4400 POST OAK PKWY HOUSTON, TX 77027 RODNEY JOHN W 8536 N GOLF DR PARADISE VALLEY, AZ 85253 SEGUIN WILLIAM L & MARILYN A PO BOX 4274 ASPEN, CO 816124274 SEMRAU FAMILY LLC 300 S SPRING ST #203 ASPEN, CO 816112806 P166 IV.B. US POSTAL SERVICE WESTERN REGION SAN BRUNO, CA 94099 WATERS DANIEL E 8 COPPER BEECH RD GREENWICH, CT 068304034 WHITMAN RANDALL A 4845 HAMMOCK LAKE DR CORAL GABLES, FL 33156 P167 IV.B. Roa r i n g F o r k R i v e r W MAIN ST N M O N A R C H S T E FRANCIS ST N A S P E N S T PUPPY S M I T H S T LIBRARY ALLEY RIO G R A N D E P L N G A R M I S C H S T E HALLAM ST E MAIN ST ALLEY E BLEEKER ST N M I L L S T JOHNSON RICHARD & MONTAE IMBT MOUNTAIN STATE PROPERTIES LLC MOUNTAIN STATE PROPERTIES LLC KELLY JONATHAN P & KARLA M TRUST LIGHT HOLDINGS LLLP RODNEY JOHN W PENN PAUL E &SUSAN W ASPEN COMMUNITY UNITED METHODIST CHURCH HODGSON PHILIP R 50% HODGSON PATRICIA H FAMILY TRUST 50% WHITMAN RANDALL A WHITMAN RANDALL A 232 BLEEKER LLC HODES ALAN & DEBORAH HAYES MARY E & JAMES L FAM LP LLLP JEROME PROPERTY LLC GETTMAN ROSA H TRUST KRIBS KAREN REV LIV TRUST CJB REALTY INVESTORS LLC MONARCH HOUSE LLC SEMRAU FAMILY LLC PUPPY SMITH LLC MYRIN CUTHBERT L JR 57.5% MADDEN WALTER ROSS 42.5% GSW FAMILY INV LP DOMINGUE FAMILY TRUST HOGUET CONSTANCE M 114 EAST BLEEKER STREET ASSOC HOGUET CONDO ASSOC MONARCH HOLDINGS LLC LE VOTAUX II CONDO ASSOC RANDALL MIDDLETON/HALLAM LP WATERS DANIEL E WATERS DANIEL E CITY OF ASPEN AMATO JOSEPH A US POSTAL SERVICE CITY OF ASPEN CITY OF ASPEN BERKO GINA FLEISHER DAVID M /0 13065 Feet 1/21/2015 11:06:13 AM C:\GIS\temp\Jan15\211EHallamSt.mxd This map/drawing/image is a graphical representation of the features depicted and is not a legal representation. The accuracy may change depending on the enlargement or reduction. Copyright 2015 Aspen/Pitkin GIS 211 E Hallam St P 1 6 8 I V . B . P169 IV.B. P170 IV.B. P171 IV.B. P172 IV.B. www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix A studio relocation study A 100 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS PRIVATE FACADE -NORTHERN ELEVATION P 1 7 3 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix A studio relocation study A 101 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS PHOTO STUDIOPUBLIC FACADE –SOUTHERN ELEVATION P 1 7 4 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix A studio relocation study initial site explorations A 102 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS EXPLORATION # 1 PROS: •Studio remains in current location •Cost-effective CONS: •Studio further obscured behind new 2-story unit on Hallam •2-car garage visually disrupts historic Hallam streetscape •Large curb cut to busy Hallam street E. HALLAM ST. ALLEY P 1 7 5 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix A studio relocation study initial site explorations A 103 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS EXPLORATION # 2 PROS: •Studio remains in current location CONS: •Studio garden experience and entry lost to driveway entrance •Extremely user unfriendly driveway •Historic asset further obscured by vehicles E. HALLAM ST. ALLEY ENTRY P 1 7 6 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix A studio relocation study initial site explorations A 104 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS EXPLORATION # 3 PROS: •Studio remains in current location CONS: •Historic structure blighted by a garage addition with no connector element •Side yard variances required •Alley dominated by parking, garage and driveway •Loss of lilacs along alley E. HALLAM ST. ALLEY P 1 7 7 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix A studio relocation study initial site explorations A 105 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS PROS •Highly visible historic renovation •Eliminates need for curb cuts on Hallam St •Garage on alley •Massing steps back from Studio on Hallam to new structure on alley CONS •Moving historic resource •Studio not being showcased as intended. “Public” facade is hidden EXPLORATION # 4 E. HALLAM ST. ALLEY P 1 7 8 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix A studio relocation study HTA site studies A 106 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS E . H a l l a m S t A l l e y A l l e y E . H a l l a m S t A l l e y A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y A l l e y E . H a l l a m S t A l l e y A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y P 1 7 9 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix A studio relocation study HTA site studies A 107 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y E . H a l l a m S t A l l e y P 1 8 0 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix A studio relocation study preferred site scheme A 108 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS PROS •Showcase an Aspen Modern adjacent to Victorian on Hallam St •Intended orientation of Historic building maintained •Public facade faces street / Private garden facade facing interior of lot •Massing steps back from Studio on Hallam to new structure on alley CONS •Moving historic resource PREFERRED ALTERNATIVE E. HALLAM ST. ALLEY P 1 8 1 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix B connector study 1 B 100 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS *Single level connector entrance to both units *Mass from above connector transferred to rear of studio P 1 8 2 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix B connector study 2 B 101 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS *Studio FAR removed by adjusting floor plan to create single-level studio *FAR from studio transferred to rear of lot *Glass connector differentiates "old" from "new" P 1 8 3 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix C tree + shading study: winter C 100 01/28/15 1' = 1'-0" HARRY TEAGUE ARCHITECTS 1 Winter - 9:30 AM 2 Winter - 10:45 AM 3 Winter 12:00 Noon P 1 8 4 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix C tree + shading study: equinox C 101 01/28/15 1' = 1'-0" HARRY TEAGUE ARCHITECTS 1 Equinox - 9:30 AM 2 Equinox - 10:45 AM 3 Equinox 12:00 Noon P 1 8 5 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix C tree + shading study: summer C 102 01/28/15 1' = 1'-0" HARRY TEAGUE ARCHITECTS 1 Summer - 9:30 AM 2 Summer - 10:45 AM 3 Summer - 12:00 Noon P 1 8 6 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO appendix C tree + shading study: aerial C 103 01/28/15 1' = 1'-0" HARRY TEAGUE ARCHITECTS 1 NE aerial view without Tree 2 NE aerial view with Tree P 1 8 7 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings architectural site plan E 100 01/28/15 1/8" = 1'-0" HARRY TEAGUE ARCHITECTS N 5 ' - 0 " 5'-0"10'-0" 5'-0"5'-0" 6 0 ' - 0 " 100'-0" 5 ' - 0 " P R O P E R T Y L I N E H O U S E D E C K deck overhang A C C E S S O R Y B U I L D I N G S E T B A C K P R I N C I P A L B U I L D I N G S E T B A C K A C C E S S O R Y B U I L D I N G S E T B A C K A L L E Y E . H A L L A M S T R E E T C D E 7 8 9 0 7891 78 9 0 78 9 0 7 8 8 9 view Red Mtn view Aspen Mtn vie w Hu n t e r C r e e k PARCEL ID: 2737-073-16-003 EXISTING LOT - 223 EAST HALLAM LOTS C AND D, BLOCK 72 6000 SQ FT 䡦ZONING R-6 (MED. DENSITY RES.) 䡦LOT AREA = 6000 SF (MINIMUM ALLOWED = 6000 SF) 䡦SITE COVERAGE = 45% (MAX SITE COVERAGE = 50%) 䡦BUILDING HEIGHT = 24' (MAX BLDG HT = 25') 䡦TOTAL SF COUNTED AGAINST FAR = 4090 SF (ALLOWED FAR = 3600 SF + 500 SF TDR BONUS = 4100 SF) 䡦SIDE YARD SETBACKS TOTAL 10' (15' REQUIRED FOR DUPLEX) 䡦0''45&&51"3,*/(41"$&41307*%&% 3&2% P R I N C I P A L B U I L D I N G S E T B A C K v i e w I n d e p e n d e n c e P 1 8 8 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings main level plan E 101 01/28/15 1/8" = 1'-0" HARRY TEAGUE ARCHITECTS P 1 8 9 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings upper level plan E 102 01/28/15 1/8" = 1'-0" HARRY TEAGUE ARCHITECTS P 1 9 0 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings roof plan E 103 01/28/15 1/8" = 1'-0" HARRY TEAGUE ARCHITECTS pv and hot water solar arrays P 1 9 1 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings basement E 104 01/28/15 1/8" = 1'-0" HARRY TEAGUE ARCHITECTS storage P 1 9 2 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings area calculations E 105 01/28/15 1/16" = 1'-0" HARRY TEAGUE ARCHITECTS PRELIMINARY AREA CALCULATIONS BERKO Studio Lower Level 720 Entry 292 Main Level 803 Upper Level 327 2142 Porches 40 Decks 162 Lower Terrace 60 Roof Deck 19 Senior Center Lower Level 865 Upper Level 1196 2061 Garages 768 Porches 265 Decks 302 Total House 4203 D e c k s , P o r c h e s 8 4 8 Garages 768 Site Area 6000 Allowable FAR (duplex) 3600 With TDR Bonus (2 X 250) 4100 Decks (up to 15% = 540 SF) 543 Decks Counterd against FAR = 3 Garages = above 250sf / unit, 134 counted at half Subgrade area = 720 Total wall area for subgrade lvl = 706 Exposed wall area for subgrd lvl = 470 Percentage of exposed wall = 67% Subgrade area counted = 479.3 Area counted against FAR 4099.3 720 sq ft 60 sq ft 865 sq ft 515 sq ft 253 sq ft 292 sq ft 327 sq ft 1,196 sq ft 302 sq ft 803 sq ft 117 sq ft 45 sq ft P 1 9 3 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO archirtectural drawings perspective view 1 E 106 01/28/15 1:0.96 HARRY TEAGUE ARCHITECTS P 1 9 4 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings perspective view 2 E 107 01/28/15 1:0.83 HARRY TEAGUE ARCHITECTS P 1 9 5 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings perspective view 3 E 108 01/28/15 1:0.82 HARRY TEAGUE ARCHITECTS P 1 9 6 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO neighborhood context study existing site photos F 100 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS P 1 9 7 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO neighborhood context study neighboring houses F 101 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS P 1 9 8 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO neighborhood context study neighboring institutions F 102 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS P 1 9 9 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO neighborhood context study site panoramas F 103 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS P 2 0 0 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO material study precedents G 100 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS HTA - cement creek house HTA - smuggler house Alvar Aalto - Aalto House Alvar Aalto - Aalto House Harry Teague Architects and inspiration from Mid Century Masters for a respectful framing of the BERKO studio P 2 0 1 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO material study initial selections G 101 01/28/15 1/32" = 1'-0" HARRY TEAGUE ARCHITECTS combination of light base and dark upper level, with inviting glazing, reflective of essential elements of original studio kebonized pine charred or dark stained wood light stucco concrete BERKO studio - diagonal stained wood on white base cement board and concrete cement board with glazed corner stucco, wood and glazing combinations P 2 0 2 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings elevations E 109 01/28/15 1/8" = 1'-0" HARRY TEAGUE ARCHITECTS upper level +10'-6" addition roof +22'-0" main level +0'-6" addition @ high pt +25'-0" above grade grade @ alley +0'-0"grade @ high pt -0'-6" P 2 0 3 I V . B . www.harryteaguearchitects.com 970 927 4862 info@teaguearch.com Berko Mallory Residences SD BERKO architectural drawings elevations E 110 01/28/15 1/8" = 1'-0" HARRY TEAGUE ARCHITECTS upper level +10'-6" addition roof +22'-0" main level +0'-6" addition @ high pt +25'-0" above grade grade @ alley +0'-0"grade @ high pt -0'-6" P 2 0 4 I V . B . P 2 0 5 I V . B . EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 211 E. Hallam St.,Aspen, CO SCHEDULED PUBLIC HEARING DATE: Wednesday, February 25, 2015 STATE OF COLORADO ) ss. County of Pitkin ) I, Stan Clauson, being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. X _ Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the Yd day of February, 2015, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered .or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) X Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever,the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey. map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Si to The foregoing"Affidavit of Notice"was acknowledged before me this J_!�day of 20_[C,by $4-a v` C(a✓ Se-� PATRICK S. RAWLEY WITNESS MY HAND AND OFFICIAL SEAL NOTARY PUBLIC STATE OF COLORADO NOTARY ID#19994012259 My commission expires: My Commisslon Expires July 26,2016 Notary Public ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 STAN CLAUSON ASSOCIATES INC landscape architectureplanningresort design 412 North Mill Street Aspen, Colorado 81611 t.970/925-2323 f.970/92o-1628 info@scaplanning.com www.scaplanning.com 4 February 2015 Ms. Amy Simon City of Aspen Community Development Department 130 S. Galena Street, 3rd Floor Aspen, CO 81611 Re: 211 E. Hallam Street/ Research of Mineral Estate Owners Dear Amy: On behalf of our clients and in connection with the Subdivision application for the property located at 211 E. Hallam Street,we have performed the public notice requirements as required by Sec. 26.304.060(E) of the City of Aspen Land Use Code. Among the requirements contained in Sec. 26.304.060(E) is the requirement to notify affected mineral estate owners by certified mailing at least fifteen (15) days prior to the date of the public hearing. Stan Clauson Associates, Inc. has researched the existence of mining claim or possession deeds dating to the late 19th century with the Pitkin County Clerk and Recorder's records (the "Public Records") using the Property Report issued by Land Title, order number QPR62006417, issued to Howie Mallory and record owner Elm 223, LLC. A review of the Public Records does not generate any record of deeds relating to mining claims or possession deeds. This letter is submitted to you to confirm our good-faith attempts to locate a list of mineral estate owners. Please call me with any questions. ruly o rs, Signed before me this 4th day of February, 2015 by Stan Clauson. WITNESS MY HAND AND OFFICI L SEAL Stan Clauson, AICP, ASLA MY COMMISSION EXPIRES: STAN CLAUSON ASSOCIATES, INC. _ !aa.-r r.?-t Gly S • T2 A,w Notary Public PATRICK S. RAWLEY (VOTARY PUBLIC e::>, STATE OF COLORADO Notary Public's Signature {VOTARY ID#19994012259 My Commission Expires July 26,2016 PUBLIC NOTICE RE: 211 E. HALLAM STREET- ASPENMODERN NEGOTIATION FOR VOLUNTARY LANDMARK DESIGNATION, CONCEPTUAL MAJOR DEVELOPMENT,ON-SITE RELOCATION,AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February.25, 2015, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Council Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an application submitted by ELM 223, LLC, 211 E. Hallam Street, Aspen, CO 81611, affecting the property• located at 211 E.. Hallam, Lot 1, 223 E. Hallam Street Lot Split, City and Townsite of Aspen, Colorado, Parcel ID #2737-073-16-007. The applicant is proposing voluntary landmark designation and negotiation for incentives through the AspenModern program. Conceptual design and variances are requested. The existing house is to be moved to the front of the property and expanded. The requested development approvals associated with this application may be modified by the approving body. For further information, contact Amy Simon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2758, amy.simon@cityofaspen.com. s/Willis Pember Chair,Aspen.Historic Preservation Commission Published in the Aspen Times on February 5,2015 City of Aspen Account � N J i puppy SMIT 0 65 130 �E \N Feet S This map/drawing/image is a graphical representation j US POSTAL of the features depicted and is not a legal SERVICE representation. The accuracy may change depending on the enlargement or reduction. ~� NCIS ST \. E'FRA \ . Copyright 2015 Aspen/Pitkin GIS 1/21/201511:06,13 AMC\G1S\tempWan15k211EHa11amStmxd �_. CITY OF ASPEN AMATO ¢iTY O�11 JOSEPH A.,.'ASPEN IVATERS r \ / 't\ --- j DANIEL E •y,/ I~'l PUPPY J —' --APEN I`—I �`, SWATF�RS RANDAL-L� L— L IDANIpLEjI� .I I M�DDLETONMALLAMLP � I .. I� II'' LL-1 u �7 E HALLAM ST MYRIN --`� CUTHBERTL,' _ JR 57.5% 1 —wl j r1�, MADDEN (� SRIS WALTER_J JOH SONI E J N DAV ROSS 42.5% I G I J01 RD M U AIN ST E RLA BER O LIGHT TAE IM,T I P 0 RTIE C IMT UST GI HOLDINGS M UtITA1NSTA E 1 L. LCLP.:- PHILIP i PFjOPER��C �+ I R50% I a �7tL� -HQ�GS`ON.ATRICIA H AL'L'EY — AM —�r —, —t SfREI TASSC ASSOC NN PAU4 E r —� I STORSLL NGLIE 7 ,TMS_ &'SUSAN W PEN COMMUNIT,y 232 UST i- RODNEY I UNITED WHITMAN BCE32 MIL I CcUfm 6G JOHN ETHODISTCHUWiITMAN RANDALLA. LLC UONARCH C TAM M �ANDALLA FIOUSEL J E BLEEKER ST LE VOTA JX _ KARERD -- ES LIVT UST Ssoc N& YES MAR OSA 0 BJAMES r FTORUUSS � I _i �AMLPLLL TT- i U L JEROME — - --- PRIOPERTY LLC L1 y LIBRARYALLEY z � r z LL = E 1 it J co t' z coZ f-L7J- < 0 Z �_.,... z W MAIN ST E MAIN ST 232 BLEEKER LLC AMATO JOSEPH A ASPEN COMMUNITY UNITED METHODIST 2385 NW EXECUTIVE CENTER DR#370 PO BOX 503 CHURCH BOCA RATON, FL 33431 HIGHLAND MILLS, NY 10930 200 E BLEEKER ST ASPEN, CO 81611 BERKO GINA CHALAL JOSEPH B CITY OF ASPEN 292GLEN EAGLES DR 1005 BROOKS LN 130 S GALENA ST ASPEN, CO 81611 DELRAY BEACH,'FL 334836507 ASPEN, CO 81611 CJB REALTY INVESTORS LLC DOMINGUE FAMILY TRUST FLEISHER DAVID M 6544 WENONGA CIR PO BOX 2293 292 GLEN EAGLES DR MISSION HILLS, KS 66208 WINTER PARK, FL 32790 ASPEN, CO 81611 GETTMAN ROSA H TRUST GSW FAMILY INV LP HAYES MARY E&JAMES L FAM LP LLLP 325 S FOREST 1320 HUNSICKER RD 209 E BLEEKER ST DENVER, CO 80246 LANCASTER, PA 17601 ASPEN, CO 81611 HODES ALAN&DEBORAH HODGSON PHILIP R 50% HOGUET CONSTANCE M 114 N ASPEN ST. 212 N MONARCH ST 333 E 68TH ST ASPEN, CO 81611 ASPEN, CO 81611 NEW YORK, NY 10065 JEROME PROPERTY LLC JOHNSON RICHARD&MONTAE IMBT KRIBS KAREN REV LIV TRUST 540 W MADISON ST 6820 BRADBURY PO BOX 9994 CHICAGO, IL 60661 DALLAS,TX 75230 ASPEN, CO 81612 LIGHT HOLDINGS LLLP MADDEN WALTER ROSS 42.5% MONARCH HOLDINGS LLC 801 BASELINE RD 218 N MONARCH ST 458 WALLS WY BOULDER, CO 80302 ASPEN, CO 81611 OSPREY, FL 34229 . MONARCH HOUSE LLC MOUNTAIN STATE PROPERTIES LLC MYRIN CUTHBERT L JR 57.5% 701 BRICKELL AVE#860 715 10TH ST SOUTH PO BOX 12365 MIAMI, FL 33131 NAPLES, FL 34102 ASPEN,CO 81612 PENN PAUL E&SUSAN W PUPPY SMITH LLC - RANDALL MIDDLETON/HALLAM LP 3830 E 79TH ST 602 E COOPER#202 FIVE POST OAK PARK#2580 INDIANAPOLIS, IN 46260-3457 ASPEN, CO 81611 4400 POST OAK PKWY HOUSTON,TX 77027 RODNEY JOHN W SEGUIN WILLIAM L&MARILYN.A SEMRAU FAMILY LLC 8536 N GOLF DR PO BOX 4274 300 S SPRING ST#203 PARADISE VALLEY,AZ 85253 ASPEN, CO 816124274 ASPEN, CO 816112806 US POSTAL SERVICE WATERS DANIEL E WHITMAN RANDALL A WESTERN REGION 8 COPPER BEECH RD 4845 HAMMOCK LAKE DR SAN BRUNO, CA 94099 GREENWICH,CT 068304034 CORAL GABLES, FL 33156 Berko Residence 211 E. Hallam Aspen, 81611 Public Notice sign as seen from E. Hallam St. Berko Residence 211 E. Hallam St. Aspen, CO 81611 Public Notice sign as posted against fence at front of property. PUBLIC NOTICE DATE: Wednesday, Feb. 25, 2015 TIME: 5:00 PM PLACE: 1-30S. Galena -Street, City Hall, Council Chambers J PURPOSE: HPC will consider an application by ELM 223,LLC, 211 E. Hallam, Aspen, CO 81611 , affecting this .` property. Applicant proposes voluntary designation & negotiation for AspenModern incentives. Conceptual design & variances are requested. The existing house is to be moved to the front of the property & expanded. FOR FURTHER INFORMATION.CONTACT THE ASPEN PIANMNG DEPT.AT 970.429.2758. liY CUUSOY Ai40CLLRSnc W..` w t . AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROP RTY: 12_A. ( ,.Aspen, CO SCIJEDULED PUBLIC HEARING DATE: u 5, 2D)0 X20_ STATE OF COLORADO ) ) ss. County of Pitkin ) i, V 7 efzQ(,(e-LYy 4 • Ki ,S ff,6 ACH (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`) oftheAspen Land Use Code in the following manner: (/ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high,',and which was composed of letters not less"than one.inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing on the _ day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. r Mc ii iiotice. By the mailing of a notice obtained from the Community Develo" ep grit Drtment" which comtains the information described in Section 13`0 4s`4 () )(2). ,tlie, spenr>l a;�, se Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage 'repaidU 9:'mail to all owners of property within three hundred (300) feet of the � ,i. sproperty subject to the development application. The names and addresses of prope-,,owners shall be those on the current tax records of Pitkin County as they than sixty 60 days prior to the date of the public hearing. A "cor jTbf tlie'owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and.attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach sunvnafy, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued 072 next page) Mineral Estate OWner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The naives and addresses of mineral estate owners shall be those on the current tax records of Pitkin County., At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement -of•an;accurate survey map or other sufficient legal description of, and the notice to and listing of naives and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning snap shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. 4Sit e The f e oing "Affidavit of Notice"was acknowled ed before me this 'day of , 20 , by" /��f� -- WITNESS MY HAND AND OFFICIAL SEAL PUBLIC NOTICE RE:211 E.HALLAM STREET-ASPENMODERN M commission expires: NEGOTIATION FOR VOLUNTARY LANDMARK Y p DESIGNATION,CONCEPTUAL MAJOR DEVEL- OPMENT,ON-SITE RELOCATION,AND VARI- ANCES NOTICE IS HEREBY GIVEN" that a public hearing will be held on Wednesday,February 25,2015,at a meeting to begin at 5:00 p.m.before the Aspen Notary Public Historic Preservation Commission,in.Council: Chambers,City Hall,130 S.Galena St.,Aspen. HPC will,consider1 . an application submitted by ELM [KAREN REED PATTERSON 223,LLC,211 E.Hallam Street,Aspen,co s1811, NOTARY PUBLIC affecting the properrylocatedat 211.E:Hallam,Lots'ite3of Aspen', Coloam Street tapdo,Parcel IID ; TATE OF COLORADO #2737-073-15-007. The applicant is-proposing TARY ID#19964002767 voluntary landmark designation and negotiation for ACHMENTS AS APPLICABLEincentives through the AspenModern program. mission E Conceptual design and variances are requested. )(pi FebrUery 15r���6 The existing house is to be moved to the front of KATION the property and expanded. The requested devel-e, op.ent approvals yssoei d withthisapplication'THE POSTED NOTICE (SIGN) may be modified b theapprovingbody. For fur- ther information,contact Amy Simon at the City of. I Aspen Community Development Department,130• RS AND GOVERNMENTAL AGENCIES NOTICED S.Galena St.,Aspen,CO,(970)429-2758, amy.simon @ cityofaspen.com. W= Pember Chair,Aspen Historic Preservation Commission FICA TION OF 1MINERAL ESTAE OWNERS NOTICE (;9125 ed i;the Aspen Times on February 5,2015 r R.S. §24-65.5-103.3 03.3 r EXHIBIT FEB 2 42019 ------- CITY OF- ASPEN ....... ... -7. ..... "'C \^ , . ..... .. Amy Simon From: Jess Bates <jessbates@gmail.com> Sent: Wednesday, February 25,2015 9:47 AM To: Amy Simon Subject: Berko Mallory Residences To Whom It May Concern; I just wanted to express my support of the Berko Mallory Residences development on Hallam Street. I have looked at the architectural rendering and am pleased that the studio will be preserved and moved to the front of the lot. I'm also supportive of this development to give the family options for stying in Aspen. Regards, Jess Bates Hayes Family Partnership 209 E. Bleeker St Aspen CO 81611 1 I thank you for your time and effort. Sincerely, Linda Light Bump 2 Amy Simon From: Richard Bump <bumpr@mindspring.com> Sent: Monday, February 23,2015 11:45 AM To: Amy Simon Cc: berko.nora@gmail.com Subject: 211 East Hallam Amy Simon Historic Preservation Officer City of Aspen 130 South Galena Street Aspen, Colorado 81611 RE: 211 East Hallam: Berko Studio Designation as AspenModern Dear Amy; I am writing this letter to support the request to designate the "Berko Studio" as an example of AspenModern Architecture. I also support the re-location of the above studio to that portion of the lot that allows the structure more visibility from the Hallam Street side, as a prominent historic structure. Relocating this structure to the Hallam street side of the property, allows the studio to be visible.to those who pass through the neighborhood on foot,via shuttle or.....,, in private cars. It is close to the red brick school building where many community activities currently take place.The neighborhood today is home to several AspenModern structures, as well as a variety of historic Victorian homes. I am a current owner of the property located at 219 North Monarch, which is next door to the original Berko residence. My family has been a neighbor of the Berko family since the early 60's and this designation is appropriate and necessary to recognize and celebrate all of the important contributions that Ferenc Berko has made to the community of Aspen. Mr. Berko, as he was known to me, epitomizes the very essence of what an involved and dedicated community member represents. From my earliest memory, he was always cataloging the history of Aspen through photographs, most specifically black and white photographs. He has chronicled many an important event in the history of Aspen as a town and over the years, his photographs remain a window into our past, which can only help how we manage the Aspen of the present and plan for the Aspen of the future. Without maintaining the integrity of buildings such as this studio for future generations, it will be virtually impossible to only offer verbal explanations to our children, as we educate them about the Aspen of the past, as I experienced it and how that relates to the Aspen of the future, as they will experience it and as their children will experience it. I believe that is it exemplary behavior on the part of Nora Berko, in that she is willing and able to allow this structure to remain in the hands of history, when she certainly is not required to do so. She has championed the cause that her parents began, by preserving a bit of history for the next generations to come. During my lifetime, owning a photograph taken by Mr. Berko was quite the prized possession, as he managed to capture on film even the most simple images that all related to the Aspen that I know and love. I still own and proudly display every photograph Mr. Berko took of me while riding on the chairlift up Aspen Mountain.To know that a small piece of his history will remain protected in perpetuity, seems to me to qualify as the very definition of historic preservation. I hope that the HPC Board agrees that the offer of designating the Berko Studio as an example of AspenModern architecture, is a gift to the entire community of Aspen and to all of us who desire a connection to the past. All too often, important and significant architectural structures are quickly demolished to make way for new construction.This time, an opportunity has presented itself that can benefit everyone involved. Please take a moment and consider how the city of Aspen looked over the years through Ferenc Berko's camera lens and honor his memory, his talent and his gift through photography,that made Aspen the community it is today. 1 Al ASPEN COMMUNITY � i� �v CHURCH FEB 2 4 2015 OPEN HEARTS, OPEN MINDS, OPEN DOORS CITY OF ASPEN 'O""'Uif1yMELOPIWEtl 23 February, 2015 Willis Pember,Chair Aspen Historic Preservation Commission Aspen City Hall Community Development Department 130 S. Galena Street Aspen, CO 81611 To Chair Pember and members of`the Historic Preservation Commission: Aspen Community Church,a neighboring property of 211 E. Hallam Street, has received notice of the Wednesday, February 25 meeting for negotiation for voluntary landmark designation. The church's Administrative Council met in regular session on Wednesday, February 18 and reviewed and discussed the Harry Teague Architects 1/28/15 plans.The church Council voted unanimous support for the HTA proposal as currently submitted. The church, a historically designated Aspen landmark, is celebrating its 125th anniversary this year. For over half of the life of the church,the Berkos have been good neighbors.We support the family in their efforts to keep the property in the ownership and care of the direct descendants and family members. Sincerely, 1 Busch Member,Administrative Council Aspen Community Church 200 E.Bleeker St. Aspen,CO 81611 • T 970.925.1571 F„970.925.6721 UNITED METHODIST pastor@aspencomrnunitychurch.com • www.aspencommunitychurch.com Amy Simon From: dfloria@qcompany.com Sent: Tuesday,February 24,2015 2:58 PM To: Amy Simon Cc: Nora Berko Subject: Support for Berko Studio preservation Dear Amy Simon, I am writing in support of the current proposal to modify'and preserve the historic studio of esteemed photographer, Ferenc Berko. My relationship with Franz began in 1983, when I was invited, as the new Curator of the Aspen Art Museum, to curate an exhibition for the Paepke Gallery, at The Aspen Institute.The exhibition was of Berko's black and white portraits taken at the Institute since his arrival in residence. He and I poured over his prints in that charming studio, it was.the first of many wonderful meetings with him there. I firmly believe that the Berko studio is an essential site to the cultural history of Aspen. I believe that it should be preserved as a study center and archive for posterity. it was my great honor and pleasure to know and work with Berko as a friend and colleague, it would be a tragic mistake not to value his distinguished legacy enough to maintain his archive in it's proper home. Please contact me if I can assist in any way. Sincerely yours, David Floria 1 ,THE ASPLNINISI.11 UTE A y MARG.ERUNI BERG Executive Vice President. February 24, 2015 Dim lopment and Operadons (';nrpnratc Secrcrtr}, Amy Simon — - Historical Preservation Officer City of Aspen 130 E. Hyman Avenue,3rd Floor Aspen, Colorado 81611 Dear Amy, Ferenc Berko was an integral part of the founding days of the Aspen Institute. Invited by Elizabeth and Walter Paepcke to relocate to Aspen for the Goethe Bicentennial.in 1949, he remained the primary chronicler of the cultural growth of Aspen. He quietly documented the birth of the Aspen Institute, the Aspen Music Festival and the International Design Conference, all institutions central to Aspen's birth as a cultural center. The breadth of Berko's documentation of the Aspen Institute, from the extensive portrait collection of all seminar participants and guests to the evolution of the campus is unparalleled and invaluable to our history as an institution that continues to grow and thrive. We celebrate and applaud the effort of the Berko-Mallory family to preserve Berko's Studio as part of the AspenModem program. This Studio is being given the opportunity to remain a repository for the Aspen Institute's visual history. We hope you will join us in supporting this important preservation effort. With best regards, -_—11.)00�L:u'ih Thi,ct Suce Aspen, 1111 970,544.7905 Amy FX 970.5-14.7908 arnvmbisaspeninstiuuaorg ��v.aapzn iasiirtrr.o3-n THEODORE L. MULARZ, FAIA ARCHITECT EMERITUS February 6, 2015 Amy Simon, Historic Preservation Officer City of Aspen 130 South Galena Aspen, Colorado 81611 Re: Senior Center Residential Addition to existing Berko Studio Dear Amy: This letter is written in support of the residential addition proposed to the above mentioned studio that is to be preserved and relocated on the lot, in accordance with the Application submitted describing in detail the extent of the proposed addition and relocation. As the architect for the original studio structure for photographer Ferenc Berko, which is being proposed for an "Aspen Modern" designation, I am totally in accord with the preservation of the studio and the addition as designed. Notably, the studio will be relocated on the lot but will be preserved in its entirety. Moving the studio towards Hallam Street will better display a recognized structure of historic significance, in portraying the new age of modernism in Aspen architecture. Also of importance Is that the addition, as designed, is sensitive not only to the existing studio but to the surrounding residential neighborhood. By gathering the mass in a long narrow rectangle, the addition preserves emphasis on one of the most important design features of the studio—the irregular pentagon mass created by the walls and the roof. For these extremely notable reasons I am in favor of this addition since it will highlight the exiting studio even more than in it's current location. I regret that I am unable to be at any public hearings that may take place but lend my voice in support of this application. Sincerely, Ted Mularz, FAIA, Architect Emeritus Cc: Nora Berko/Howie Mallory Harry Teague 859 STONY POINT • ASHLAND, OREGON 97520-9109 • 541 455.2140 0 TMULARZ@MAC.COM EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 211 E. Hallam St.,Aspen, CO SCHEDULED PUBLIC HEARING DATE: Wednesday,February 25,2015 STATE OF COLORADO ) ) ss. County of Pitkin ) I, Stan Clauson, being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. X _ Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing on the 3d day of February, 2015, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. X Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) X Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice. requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey, map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Si to The foregoing"Affidavit of Notice"was acknowledged before me this day of r"rry a w1 5 2016, by S4-cc v� C(a✓ 5 PATRICK S. RAWLEY WITNESS MY HAND AND OFFICIAL SEAL NOTARY PUBLIC STATE OF COLORADO NOTARY ID#19994012259 My commission expires: 0 t 6 My Commission Expires July 26,2016 Notary Public ATTACHMENTS AS APPLICABLE: • COPYOF THEPUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED.BY C.R.S. §24-65.5-103.3 STAN CLAUSON ASSOCIATES INC landscape architecture.planning.resort design 412 North Mill Street Aspen, Colorado 81611 t.970/925-2323 f.970/92o-1628 info@scaplanning.com www.scaplanning.com 4 February 2015 Ms. Amy Simon City of Aspen Community Development Department 130 S. Galena Street, 3rd Floor Aspen, CO 81611 Re: 211 E. Hallam Street/ Research of Mineral Estate Owners Dear Amy: On behalf of our clients and in connection with the Subdivision application for the property located at 211 E. Hallam Street,we have performed the public notice requirements as required by Sec. 26.304.060(E) of the City of Aspen Land Use Code. Among the requirements contained in Sec. 26.304.060(E) is the requirement to notify affected mineral estate owners by certified mailing at least fifteen (15) days prior to the date of the public hearing. Stan Clauson Associates, Inc. has researched the existence of mining claim or possession deeds dating to the late 19th century with the Pitkin County Clerk and Recorder's records (the "Public Records") using the Property Report issued by Land Title, order number QPR62006417, issued to Howie Mallory and record owner Elm 223, LLC. A review of the Public Records does not generate any record of deeds relating to mining claims or possession deeds. This letter is submitted to you to confirm our good-faith attempts to locate a list of mineral estate owners. Please call me with any questions. ruly o rs, Signed before me this 4th day of February, 2015 by Stan Clauson. WITNESS MY HAND AND OFFICI L SE L Stan Clauson, AICP, ASLA MY COMMISSION EXPIRES: STAN CLAUSON ASSOCIATES, INC. _ 4."t 1 GIS 15 • �kw C�`y', Notary Public PATRICK S. RAWLEY NOTARY PUBLIC .o e::>, STATE*OF COLORADO- Notary Public's Signature NOTARY ID#19994012259 My Commission Expires July 26,2016 PUBLIC NOTICE RE: 211 E. HALLAM STREET- ASPENMODERN NEGOTIATION FOR VOLUNTARY LANDMARK DESIGNATION, CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION,AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 25, 2015, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Council Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an application submitted by ELM 223, LLC, 211 E. Hallam Street, Aspen, CO 81611, affecting the property. located at 211 E. Hallam, Lot 1, 223 E. Hallam Street Lot Split, City and Townsite of Aspen, Colorado, Parcel ID #2737-073-16-007. The applicant is proposing voluntary landmark designation and negotiation for incentives through the AspenModern program. Conceptual design and variances are requested. The existing house is to be moved to the front of the property and expanded. The requested development approvals associated with this application may be modified by the approving body. For further information, contact Amy Simon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2758, amy.simon@cityofaspen.com. s/Willis Pember Chair,Aspen.Historic Preservation Commission Published in the Aspen Times on February 5,2015 City of Aspen Account puppy SMIT o 65 30 *E Feet S This map/drawing/image is a graphical representation -{JS.POSTAL I of the features depicted and is not a legal SERVICE representation. The accuracy may change depending on the enlargement or reduction. ~�E,FRANCIS ST \ r' I Copyright 2015Aempwa Pitkin GIS \\ 121 ROt51pyri ht C.\GIS\spen Pitki EHaIlamSt mxE ` I I CITY OF ASPEN AMATO Okl JOSEPH A PPE r DANT RLE I �/� rr�`�I~l PUPPY L--ASPEN LLC =j CfrTOF VWITS 1 J RANDAI L` iDANIBLE� ! I M DLGTON/HALLAM LP _ L E HALLAM STS- UTHBERflt "� JR 5� �, _ MAbDEN � _ r� � I ELI1 JONATH N ELEISIRER WALTER) C"O I. JOHNSON DAVID R0�$42.5/o G RICHARD& MOUNTAINS,_ E p-&JK BERKO LIGHT (� Rq�DF HOLDINGS _ MONTAEIMBT ! P O_RERTIE 'C 'M TRUST A GINA I I A( h� MOUNTAIN STA E�� `- LCLP �p�$py 411 —_ PHILIp I R 50% ,: P PERT{C alfa St, L-FIO ON ATRICIAH L_ A-rr-Y RE NGUE ASSOC ,N PAUL E —r r "� IWESTORALLC &' W ASPEN COMMUNITY 1 ROD14EY WHITMAN I 232 �� JOHN W - METHODIST CCHU CH RANDALL A!BER LL -- FAMtL C h UE MONARCH HOUSE r LL IL 'ITMAN M - A �tFU+�DAI�, LLC_, k E BLEEKER ST LE VOTA X _.- .-" KARE RE�1!- it Cd�IDF-� -- _ HODES'. LIVT UST ASI10 'ALAN& HAYES MAR 1=TTMAN DEBORAH E&JAMES I ROSA H C0 FAM LP LLTRUST 'MONAR _ _ HOLDIN �JEROME PR+OPERI TY 711 W LLC LIBRARY ALLEY CalI F- L L-J I NrF 1:1LL Z �I Z j UP I I ) i Z Q O Z -- Z W MAIN ST E MAIN ST 232 BLEEKER LLC AMATO JOSEPH A ASPEN COMMUNITY UNITED METHODIST 2385 NW EXECUTIVE CENTER DR#370 PO BOX 503 CHURCH BOCA RATON, FL 33431 HIGHLAND MILLS, NY 10930 200 E BLEEKER ST ASPEN, CO 81611 BERKO GINA CHALAL JOSEPH B CITY OF ASPEN 292 GLEN EAGLES DR 1005 BROOKS LN 130 S GALENA ST ASPEN, CO 81611 DELRAY BEACH, FL 334836507 ASPEN, CO 81611 CJB REALTY INVESTORS LLC DOMINGUE FAMILY TRUST FLEISHER DAVID M 6544 WENONGA CIR PO BOX 2293 292 GLEN EAGLES DR MISSION HILLS, KS 66208 WINTER PARK, FL 32790 ASPEN, CO 81611 GETTMAN ROSA H TRUST GSW FAMILY INV LP HAYES MARY E&JAMES L FAM LP LLLP 325 S FOREST 1320 HUNSICKER RD 209 E BLEEKER ST DENVER, CO 80246 LANCASTER, PA 17601 ASPEN, CO 81611 HODES ALAN&DEBORAH HODGSON PHILIP R 50% HOGUET CONSTANCE M 114 N ASPEN ST. 212 N MONARCH ST 333 E 68TH ST ASPEN, CO 81611 ASPEN, CO 81611 NEW YORK, NY 10065 JEROME PROPERTY LLC JOHNSON RICHARD&MONTAE IMBT KRIBS KAREN REV LIV TRUST 540 W MADISON ST 6820 BRADBURY PO BOX 9994 CHICAGO, IL 60661 DALLAS,TX 75230 ASPEN, CO 81612 LIGHT HOLDINGS LLLP MADDEN WALTER ROSS 42.5% MONARCH HOLDINGS LLC 801 BASELINE RD 218 N MONARCH ST 458 WALLS WY BOULDER,CO 80302 ASPEN, CO 81611 OSPREY, FL 34229 MONARCH HOUSE LLC MOUNTAIN STATE PROPERTIES LLC MYRIN CUTHBERT L JR 57.5% 701 BRICKELL AVE#860 715 10TH ST SOUTH PO BOX 12365 MIAMI, FL 33131 NAPLES, FL 34102 ASPEN, CO 81612 PENN PAUL E&SUSAN W PUPPY SMITH LLC RANDALL MIDDLETON/HALLAM LP 3830 E 79TH ST 602 E COOPER#202 FIVE POST OAK PARK#2580 INDIANAPOLIS, IN 46260-3457 ASPEN,CO 81611 4400 POST OAK PKWY HOUSTON,TX 77027 RODNEY JOHN W SEGUIN WILLIAM L&MARILYN A SEMRAU FAMILY LLC 8536 N GOLF DR PO BOX 4274 300 S SPRING ST#203 PARADISE VALLEY,AZ 85253 ASPEN,CO 816124274 ASPEN, CO 816112806 US POSTAL SERVICE WATERS DANIEL E WHITMAN RANDALL A WESTERN REGION 8 COPPER BEECH RD 4845 HAMMOCK LAKE DR SAN BRUNO, CA 94099 GREENWICH, CT 068304034 CORAL GABLES, FL 33156 �N � w ell > l _ A i 1 1 r _ _-��"—ate.__ `' r ,• `� TL4 _ i FT 1 :cr�a.,.�..r,�..�.•.a..�., t. �",, s per, �._,' tom• t--''. . .._ ,. •.- �.:�� ��,=^•�^�t f�•� ' ti. Berko Residence 211 E. Hallam St. Aspen, CO 81611 Public Notice sign as posted against fence at front of property. s�t ap ;i .a PUB,, _J NOT" ICE DATE;:, W'ed'nxe-day �F-,0# 2{5 2015s I g., �.-�,. 5 t� { SPLAC.E 1'30:Y S k Galnena Sit reef, Hist HPLC,°will; consideWran;applicaution by , ELM 2�2011;,Owd. 2°1;.1 E..jHatla_ m; r Aspen;, ,CAO 8�1�6�11r_,u�affecting th►s� �� �� property;. Applicant fpr®poses t voi ael '--y designa;fiion & negot►atron for A9per,MonQ,-e,p es: t Conceptual design & variances ares �rgquesfed�,The existing,house+rs;fo d be moved tache,front of'the P�.r pPe�►rtY k 1 „t5 y.; :FOR FVRTFfER INFORMATION�eC1-04-T ONTACI,�THA8xpEN PUNNING pePT-AT- . . se ter. h AS AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROP RTY: 2{ [ � � ,Aspen, CO SCIJEDULED PUBLIC HEARING DATE: CJ , 20_ STATE OF COLORADO ) ss. County of Pitkin ) 1, q7 'ftQU EZ`J/y ?q . KlC S f,6/jjf�q (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high;,.and which was composed of letters not less than one.inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing on the day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. MCR "' ��'iiotice. By the mailing of a notice obtained from the Community Development Dep rtment. which comtains the information described in Section tfi6JMpen/ta Akj e Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid,U S"mail to all owners of property within three hundred (300) feet of the ,.• t�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 j m M OS ,, ,:appeared nq, ore than sixty (60) days prior to the date of the public hearing. A t, y copy bf the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The naives and addresses of mineral estate owners shall be those on the current tax records of Pitkin County, At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of naives and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning snap shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Si at e The f e oing "Affidavit of Notice"was acknowledged before me this day of , 20_5,by ',J4e4) lel-L/y 4- �s/�8&;t�V -- WITNESS MY HAND AND OFFICIAL SEAL PUBLIC NOTICE RE:211 E.HALLAM STREET-ASPENMODERN M commission expires: NEGOTIATION FOR VOLUNTARY LANDMARK Y p DESIGNATION,.CONCEPTUAL MAJOR DEVEL- OPMENT,ON-SITE RELOCATION,ANDVARI-' ANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday,February 25,2015,at a meeting to begin at 5:00 p.m.before the Aspen Notary Public Historic Preservation Commission,in.Council- Chambers,City Hall,130 S.Galena St.,Ayyspen.HPC will FKAREN 2 3,LLCc211E.ran Hallamplication submitted Street,Aspen,COb816;M ED PATTERSON affectingE the property located at 211 E.Hallam,Lot RY PUBLIC site of Aslam Street pen', Colorapdo, Parcel ID F COLORADO #2737-073-16-007. The applicant is proposing_,voluntary landmark designation and negotiation for iACHMENTS AS APPLICABLE• D#19964002767 incentives through the AspenModern program. 1Conceptual design and variances are requested. : / 7� xpires February 15,2016 The existing house is to be moved to the front of Il..'ATIO��T the property and expanded. The requested devel- j may.pmbe approvals y the apptedroving application. Fofr- ;THE POSTED NOTICE (SIGN) . may be modified by the approvin body.�For fur- ther information,contact Amy Simon at the City of Aspen Community Development Department,130RS AND GOVERNMENTAL AGENCIES NOTICED S.Galena St.,Aspen,CO,(970)429-2758, amy.simon@cityofaspen.com. , s/Willis Pembe, .Chair,Aspen Historic Preservation Commission rFICA TION OF MINERAL ESTAE O WNERS NOTICE (10925522)the Aspen Times on February 5,2015 ✓R.S. §24-65.5-103.3 EXHIBIT FEB 2 4 201 y�. 5 TY C , Amy Simon From: Jess Bates <jessbates@gmail.com> Sent: Wednesday, February 25,2015 9:47 AM To: Amy Simon Subject: Berko Mallory Residences To Whom It May Concern; I just wanted to express my support of the Berko Mallory Residences development on Hallam Street. I have looked at the architectural rendering and am pleased that the studio will be preserved and moved to the front of the lot. I'm also supportive of this development to give the family options for stying in Aspen. Regards, Jess Bates Hayes Family Partnership 209 E. Bleeker St Aspen CO 81611 1 I thank you for your time and effort. Sincerely, Linda Light Bump 2 Amy Simon From: Richard Bump <bumpr@mindspring.com> Sent: Monday, February 23,2015 11:45 AM To: Amy Simon Cc: berko.nora@gmail.com Subject: 211 East Hallam Amy Simon Historic Preservation Officer City of Aspen 130 South Galena Street Aspen, Colorado 81611 RE: 211 East Hallam: Berko Studio Designation as AspenModern Dear Amy; I am writing this letter to support the request to designate the "Berko Studio" as an example of AspenModern Architecture. I also support the re-location of the above studio to that portion of the lot that allows the structure more visibility from the Hallam Street side, as a prominent historic structure. Relocating this structure to the Hallam street side of the property, allows the studio to be visible to those who pass through the neighborhood on foot,via shuttle or...., in private cars. It is close to the red brick school building where many community activities currently take place. The neighborhood today is home to several AspenModern structures, as well as a variety of historic Victorian homes. I am a current owner of the property located at 219 North Monarch, which is next door to the original Berko residence. My family has been a neighbor of the Berko family since the early 60's and this designation is appropriate and necessary to recognize and celebrate all of the important contributions that Ferenc Berko has made to the community of Aspen. Mr. Berko, as he was known to me, epitomizes the very essence of what an involved and dedicated community member represents. From my earliest memory, he was always cataloging the history of Aspen through photographs, most specifically black and white photographs. He has chronicled many an important event in the history of Aspen as a town and over the years, his photographs remain a window into our past, which can only help how we manage the Aspen of the present and plan for the Aspen of the future. Without maintaining the integrity of buildings such as this studio for future generations, it will be virtually impossible to only offer verbal explanations to our children, as we educate them about the Aspen of the past, as I experienced it and how that relates to the Aspen of the future, as they will experience it and as their children will experience it. I believe that is it exemplary behavior on the part of Nora Berko, in that she is willing and able to allow this structure to remain in the hands of history,when she certainly is not required to do so. She has championed the cause that her parents began, by preserving a bit of history for the next generations to come. During my lifetime, owning a photograph taken by Mr. Berko was quite the prized possession, as he managed to capture on film even the most simple images that all related to the Aspen that I know and love. I still own and proudly display every photograph Mr. Berko took of me while riding on the chairlift up Aspen Mountain.To know that a small piece of his history will remain protected in perpetuity, seems to me to qualify as the very definition of historic preservation. I hope that the HPC Board agrees that the offer of designating the Berko Studio as an example of AspenModern architecture, is a gift to the entire community of Aspen and to all of us who desire a connection to the past.All too often, important and significant architectural structures are quickly demolished to make way for new construction. This time, an opportunity has presented itself that can benefit everyone involved. Please take a moment and consider how the city of Aspen looked over the years through Ferenc Berko's camera lens and honor his memory, his talent and his gift through photography,that made Aspen the community it is today. 1 ASPEN COMMUNITY .(A= CHURCH FEB 2 4 2015 OPEN HEARTS, OPEN MINDS, OPEN DOORS CITY ASp� E, j "011667Y DEVELOPME i. 23 February, 2015 Willis Pember, Chair Aspen Historic Preservation Commission Aspen City Hall Community Development Department 130 S. Galena Street Aspen, CO 81611 To Chair Pember and members of the Historic Preservation Commission: Aspen Community Church, a neighboring property of 211 E. Hallam Street, has received notice of the Wednesday, February 25 meeting for negotiation for voluntary landmark designation. The church's Administrative Council met in regular session on Wednesday, February 18 and reviewed and discussed the Harry Teague Architects 1/28/15 plans.The church Council voted unanimous support for the HTA proposal as currently submitted. The church, a historically designated Aspen landmark, is celebrating its 125th anniversary this year. For over half of the life of the church,the Berkos have been good neighbors.We support the family in their efforts to keep the property in the ownership and care of the'direct descendants and family members. Sincerely, J Busch Member, Administrative Council Aspen Community Church 200 E.Bleeker St. Aspen,CO 81611 • T 970.925.1571 F 970.925.6721 /` ` UNITED METHODIST pastor@aspencommunitychurch.com • www.aspencommunitychurch.com Amy Simon From: dfloria@qcompany.com Sent: Tuesday, February 24,2015 2:58 PM To: Amy Simon Cc: Nora Berko Subject: Support for Berko Studio preservation Dear Amy Simon, I am writing in support of the current proposal to modify'and preserve the historic studio of esteemed photographer, Ferenc Berko. My relationship with Franz began in 1983, wh'en I was invited, as the new Curator of the Aspen Art Museum,to curate an exhibition for the Paepke Gallery, at The Aspen Institute.The exhibition was of Berko's black and white portraits taken at the Institute since his arrival in residence. He and I poured over his prints in that charming studio, it was.the first of many wonderful meetings with him there. I firmly believe that the Berko studio is an essential site to the cultural history of Aspen. I believe that it should be preserved as a study center and archive for posterity. It was my great honor and pleasure to know and work with Berko as a friend and colleague, it would be a tragic mistake not to value his distinguished legacy enough to maintain his archive in it's proper home. Please contact me if I can assist in any way. Sincerely yours, David Floria 1 THE ASPEN INSTITUTE A, N N-IARG.ERUM BLR'G Executive Vice President, February.24, 2015 N"Velopment.and Operations Corporate Seercrary Amy Simon ---- Historical Preservation Officer City of Aspen 130 E. Hyman Avenue,3ra Floor Aspen, Colorado 81611 Dear Amy, Ferenc Berko was an integral part of the founding days.of the Aspen Institute. Invited by Elizabeth and Walter Paepcke to relocate to Aspen for the Goethe Bicentennial in 1949, he remained the primary chronicler of the cultural growth of Aspen. He quietly documented the birth of the Aspen Institute, the Aspen Music Festival and the International Design Conference, all institutions central to Aspen's birth as a cultural center. The breadth of Berko's documentation of the Aspen Institute, from the extensive portrait collection of all seminar participants and guests to the evolution of the campus is unparalleled and invaluable to our history as an institution that continues to grow and thrive. We celebrate and applaud the effort of the Berko-Mallory family to preserve Berko's Studio as part of the AspenModern program. This Studio is being given the opportunity to remain a repository for the Aspen Institute's visual history. We hope you will join us in supporting this important preservation effort. With best regards, 1000IN"oh Third str:et Aspen,C0 8161.1 pH 970.5t19.7905 Amy FX 970.511.7909 arrnmUe%aspeninxtiutte.nrn w ww.as p en i ns Litt It e:o''n THEODORE L. MULARZ, FAIA ARCHITECT EMERITUS February 6, 2015 Amy Simon, Historic Preservation Officer City of Aspen 130 South Galena Aspen, Colorado 81611 Re: Senior Center Residential Addition to existing Berko Studio Dear Amy: This letter is written in support of the residential addition proposed to the above mentioned studio that is to be preserved and relocated on the lot, in accordance with the Application submitted describing in detail the extent of the proposed addition and relocation. As the architect for the original studio structure for photographer Ferenc Berko, which is being proposed for an "Aspen Modern" designation, I am totally in accord with the preservation of the studio and the addition as designed. Notably, the studio will be relocated on the lot but will be preserved in its entirety. Moving the studio towards Hallam Street will better display a recognized structure of historic significance, in portraying the new age of modernism in Aspen architecture. Also of importance is that the addition, as designed, is sensitive not only to the existing studio but to the surrounding residential neighborhood. By gathering the mass in a long narrow rectangle, the addition preserves emphasis on one of the most important design features of the studio—the irregular pentagon mass created by the walls and the roof. For these extremely notable reasons I am in favor of this addition since it will highlight the exiting studio even more than in it's current location. I regret that I am unable to be at any public hearings that may take place but lend my voice in support of this application. Sincerely, Ted Mularz, FAIA, Architect Emeritus Cc: Nora Berko/Howie Mallory Harry Teague 859 STONY POINT 0 ASHLAND, OREGON 437520-9109 • 541 488-2140 • TMULARZ@MAC.COM