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Home My WebLink AboutLand Use Case.232 E Bleeker St.0034.2014.ahpc0034.2014.Ahpc 232 E BLEEKER ST HPC MODERN DUPLUX 2737 07 316 006 l\ (,4 03 ~ 61:t * au-1 jct< #6<li-- 5 cc.Ve~-1 I 01/3 4-0~. /1 -IA A/-3<33 l (A_/\- I .. THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER: 0034.2014.AHPC PARCEL ID NUMBERS: 2737-073-16-006 PROJECT ADDRESS: 232 E BLEEKER ST PLANNER: AMY SIMON CASE DESCRIPTION: HPC MONDERN DUPLEX KIM RAYMOND FOR REPRESENTATIVE: 232 BLEEKER, LLC RESOLUTION DATE OF FINALACTION: 1/14/2015 CLOSED BY: ROBERT GREGOR ON: 08/13/2015 0 0 2737 07 35!Gcoc- oc>34.20 14. AffC -- - -- -LE 7 -r - -1 . illi"- 91.- 1 Permits 117-,1-21 j -t . -/ 1 file fÂ® Record Navigate Fgrm Reports Format Iab Help r 1-2. log :Â·20 * >94 0,<. 33Â·2 3. i ij , 3 ,(i Jumpl ,, b g J 4 j J ....4 1 61g@ 3 L + ... e . m = *â€žA j 23@ ~~Cygom Fields ]Royting Stams Fee Summart *ons Rouang*y permit t,pe .ah?c 1Asperi Histonc Land Use Permit # 0034 2014AHPC Addres 1232 E BLEEKER ST APUSuke | 1 Cly ASPEN SME ICO ~ zip ~81611 Pennit Wormation Master permit I Routing queue 331907 .#plied 02/2014 Project St81US pending Approved { Description APPLICAIION FOR HPC MONDERN DUPLEX LOTS R&$ BLOCK 72 Issued i Closed/Final 2 ---- ' Submited KM RAYMOND 925 2252 | cock ~Running ~ Dap ~ 0| Expire5 107/11/2015 | . Owner 1 1 LE name 923 BLEKER LLC 1 M name DAVID WILLENS 2385 [M EXECUTIVE CTR DR i : i 400 1 Phone 011) 991-0541 I Address BOCARATAN FL 33431 11 6 Appricant 0 Owner Is applicant? n Con#adoris applicant? .... E 802 E COOPER 1 ~ Lat name RAYMOND Fig Borne KIM ~ Phone i{9701 379-888 1 Cut# ~29067 Addreqq ASPEN Â· , AA MJ 81611 ~ Lender 19 , Est name Fird name W Phone K )- Addreg Eisplays thepermillendets address AspenloldS (server. angelas ~ 1 of 1 0:1 00 + %16 [ 7 66 An~t.â€ž1 4 2~12Â·f Â· dl) b _36&11-1;6 - # *- 304 (2_ 11141 4 'Eaâ€¢TON 4,2,fr,61 I xoqlool ~ sdne.ID qu-LI I RECEPTION/~6813, 01/21/2015 at 01:02:36 PM, 1 OF 2, R $16.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION, DEMOLITION AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 232 E. BLEEKER STREET, LOTS R AND S, BLOCK 72, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #3, SERIES OF 2015 PARCEL ID: 2737-073-16-006 WHEREAS, the applicant, 232 Bleeker LLC, represented by Kim Raymond Architects, has requested HPC approval for Conceptual Major Development, On-Site Relocation, Demolition and Variances for the property located at 232 E. Bleeker Street, Lots R and S, Block 72, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be crected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic properly or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual Major Development Review, the l-IPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090,C, Relocation of a Designated Property; and WHEREAS, for approval of Demolition, the application shall meet the requirements of Aspen Municipal Code Section 26.415.080.A, Demolition ofa Designated Property; and WHEREAS, in order to receive approval for a floor area bonus, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.F; and ) WHEREAS, the HpdmYy apbrove setback variances according to Section 26.415,110.C. 1.a, Variances; and WHEREAS, the I IPC may approve variances to the Residential Design Standards according to Section 26.410.020.D; and WHEREAS, HPC reviewed the project on October 15th and December 108,2014, and January 14,2015. HPC considered the application, the staff memo and public comments, and found the HPC Resolution #3, Series of 2015 Page 1 0 f 2 .. proposal consistent with the review standards and granted approval with conditions by a vote of 3 to 1. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Conceptual Major Development, On-Site Relocation, Demolition and Variance approval for 232 E. Bleeker Street, Lots R and S, Block 72, City and Townsite of Aspen, Colorado with the following conditions: l. HPC hereby allows demolition of the non-historic garage on the property. 2. 1-IPC hereby grants a 448 square foot floor area bonus. 3, The applicant must accomplish the restoration work represented in the Conceptual application and must remove the two small non-historic dormers on the east side of the Victorian roof. 4. HPC hereby allows a front setback of 6' rather than 10 feet and a combined sideyard of 10', rather than 15'. 5. HPC hereby grants a waiver from the Residential Design Standards related to Secondary Mass and Building Elements. 6. For the temporary relocation of the Victorian house during basement excavation, the owner must provide a $30,000 letter of credit, cashier's check, or other form acceptable to the City Attorney to insure the safe relocation of the house. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application, and the applicant shall include documentation of the existing elevation of the home and the relationship of the foundation to grade in the building permit application. 7. A development application for a Final Development Plan shall be submitted within one (1) year of January 14, 2015, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of January, 2015. Approved as to Form: / Apl*bved as Yo Content: /50-- 2-=UZZIEL__ C .'./.f''LITU/-? - 1*blyte - 1rnr*ssistalrt City Attorney -Whlis Pember, Chair 1 K*.= 5 Jur,je- ATTESTi /,Id' D d tt , 1r#-h)(513-lu.1,2323 kathy Stribkland, Chief Deputy Clerk HPC Resolution #3, Series of 2015 Page 2 0 f 2 ipin .. MEMORANDUM TO: Mayor Skadron and Aspen City Council FROM: Amy Simon, Historic Preservation Officer RE: Notice of HPC approval of Conceptual Major Development, On-site relocation, Demolition and Variances for 232 E. Bleeker, HPC Resolution #3, Series of 2015 (Note: There will be no staff presentation) MEETING DATE: January 26,2015 BACKGROUND: On January 14, 2015, the Historic Preservation Commission approved Conceptual Major Development Review, On-site relocation, Demolition and Variances for a project at 232 E. Bleeker. This is a 6,000 square foot lot, zoned R-6, with a Victorian era home on the site. The property owner proposed demolition of a non-historic garage, a forward relocation of the Victorian, and construction of a new addition, converting the single family home to a duplex. The Victorian home will have significant restoration work, including restoration of the original porch design, and removal of non-historic trim, shutters, and dormers, which will return the house to a more authentic character. The project required three hearings with HPC before receiving approval by a 3-1 vote. The applicant and architect team restudied their proposal to address earlier issues and reduced their site coverage and variance requests. The project did include a request for a floor area bonus, and a request to reduce front and combined sideyard setbacks in order to provide "breathing room" around the Victorian. HPC approved a waiver of the "Building Element" Residential Design Standard because compliance would have required the applicant to change the design of the historic front porch. HPC approved a waiver of the "Secondary Mass" Residential Design Standard. The one story "linking element" between the primary and secondary mass on the site is about two times wider than the standard allows. The HPC Resolution and Minutes are attached as Exhibits B and C, respectively. PROCEDURE: This is not a public hearing and no staff or applicant presentation will be made at the January 26th Council meeting. If you have any questions about the project, please contact the staff planner, Amy Simon, 429-2758 or amy.simon@cityofaspen.com. Pursuant to Section 26.412.040(B), City Council has the option of exercising the Call Up provisions outlined in Section 26.412.040(B) within 15 days of notification on the regular agenda. For this application, City Council may vote to Call Up the project at their January 26th or February 9111 meeting. If City Council does not exercise the Call Up provision, the HPC Resolution shall stand. ATTACHMENTS: Exhibit A: Conceptual Design Exhibit B: Draft HPC Resolution #3, Series of 2015 Exhibit C: Draft HPC minutes from January 14,2015 5 9-10 1 I m OCK 72 ALLEY f T- b If'~ _ _5 REAR Â¥AMD S~T~CK L_ _~ 9 Â£ ...... 144 4 - Dâ€¢, 10 4 L-- . -ELL &:ff: 447>Ttl T ' 4.1 1 ,4-7 : $Â·S' Â·. 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BLEEKER STREET, LOTS R AND S, BLOCK 72, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #3, SERIES OF 2015 PARCEL ID: 2737-073-16-006 WHEREAS, the applicant, 232 Bleeker LLC, represented by Kim Raymond Architects, has requested HPC approval for Conceptual Major Development, On-Site Relocation, Demolition and Variances for the property located at 232 E. Bleeker Street, Lots R and S, Block 72, 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 Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project' s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and WHEREAS, for approval of Demolition, the application shall meet the requirements of Aspen Municipal Code Section 26.415.080.A. Demolition of a Designated Property; and WHEREAS, in order to receive approval for a floor area bonus, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.F; and WHEREAS, the HPC may approve setback variances according to Section 26.415.110.C.1.a, Variances; and WHEREAS, the l-IPC may approve variances to the Residential Design Standards according to Section 26.410.020.D; and WHEREAS, HPC reviewed the project on October 15th and December 101 2014, and January 14, 2015. LIPC considered the application, the staff memo and public comments, and found the HPC Resolution #3, Series of 2015 Page 1 of 2 .. proposal consistent with the review standards and granted approval with conditions by a vote of 3 to 1. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Conceptual Major Development, On-Site Relocation, Demolition and Variance approval for 232 E. Bleeker Street, Lots R and S, Block 72, City and Townsite of Aspen, Colorado with the following conditions: l. HPC hereby allows demolition of the non-historic garage on the property. 2. HPC hereby grants a 448 square foot floor area bonus. 3. The applicant must accomplish the restoration work represented in the Conceptual application and must remove the two small non-historic dormers on the east side of the Victorian roof. 4. HPC hereby allows a front setback of 6' rather than 10 feet and a combined sideyard of 10', rather than 15'. 5. HPC hereby grants a waiver from the Residential Design Standards related to Secondary Mass and Building Elements. 6. For the temporary relocation of the Victorian house during basement excavation, the owner must provide a $30.000 letter of credit, cashier's check, or other form acceptable to the City Attorney to insure the safe relocation of the house. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application, and the applicant shall include documentation of the existing elevation of the home and the relationship of the foundation to grade in the building permit application. 7. A development application for a Final Development Plan shall be submitted within one (1) year of January 14, 2015, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of January, 2015. Approved as to Form: Approved as to Content: Debbie Quinn, Assistant City Attorney Willis Pember, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk HPC Resolution #3, Series of 2015 Page 2 0 f 2 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 14,2015 Chairperson, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were Patrick Sagal, John Whipple, Jim DeFrancia. Nora Berko and Sallie Golden were absent because they were conflicted. Staff present: Jim True, City Attorney Amy Simon, Preservation Planner Kathy Strickland, Chief Deputy Clerk Patrick made the motion to reconsider resolution #2 on 202 Monarch, conceptual approval. After evaluation it doesn't fulfill Aspen's charcter as an historic mining town, early ski resort and cultural center mainly because of the flat roof. It looks more commercial than residential. Motion was not second, motion dies. John said the project verses a 12,000 square foot mixed use development it is a nice step in a residential neigihborhood. Willis said he feels the development is very site specific. The development is promising. 232 East Bleeker - Conceptual Major Development, On-site Relocation, Demolition of Existing Garage and Variances, Public Hearing, Cont'd from Dec. 10th Amy said this is a 6,000 with a Victorian house and non-historic garage. The garge will be demolished and the house expanded into a duplex. The project needs a front yard setback reduction, meets the side yard setbacks, meet the rear yard setbck and needs some relief on the front and combined setbacks. There is also residential design standards variance request for secondary mass. You are supposed to have a primary and secondary form linked by a one story element. They have that but the one story link is wider than it is supposed to be. The board has not had the same concerns as staff about the pitch of the roof on the addition and whether the two units should be freestanding or not so we have accepted that and are trying to focus on the details. Staff has suggested that in terms of earning the FAR bonus that the two non-historic dormers that face Monarch be removed. The 448 square feet is valuable and we want the board to make that something that 1 ASPEN HISTORIC PRESERVATION CONIMISSION MINUTES OF JANUARY 14, 2015 has to be earned through good restoration. The applicant has good restoration work. In terms of your request to see materials you waned to see how the materials affected the mass and scale. Materials are for final but we commented in the memo that overall the second unit maybe has a little more personality than is necessary and compete s with the Victorian and for final maybe the complexity could be softened. Staff is recommending approval with conditions. Kim Raymond, architect ty Bill Boehringer, developer and partner in the project Kim said after the last meeting the commission felt good enough about the form, shape and size and the setback valiances but the board was concerned about the materials. The historic porch roof originally wrapped around and we will re-create that in the restoration plan. The railing is not original and will be removed and the extra gingerbread will all be removed. The back porch will also be removed. The chimney is a brick chimney and it had a cool chimney pot on top and we are going to try and find one that looks as close to the one in the photograph. The trim and siding will all be repaired. The shuttlers will also be taken off. The small dormers were added in 1984 and they meet the standards of dormers that have been added to other buildings. The reason we still have them on is because there was no comment after the previous two meeting and we moved ahead thinking they were not all issue. They are an intregal part of making the upstairs functional. The one dormer is above the stairs so we get more headroom and the other one is ill the bathroom to get more of a sense of space. If we can't use the attic space all that mass and FAR would end up somewhere else on the lot. Keeping the Victorian and not putting a new building upon it we are trying to squeeze a nice bedroom in the attic space. Bill said a lot ofthe Victorian in town have higher ridges. We desire provide reasonable use ofthe space and bring in light. To lose those we would have to revisit whether the master bedroom needs to go to the basement because of space and height issues. We are less than the 50% site coverage. We are at 46.6 and we are trying not to put more space on the site. Kim said we have gone to great lengths to make the upstairs work. The Victorian will be all white and the main part of the modern unit will be white. It will be wood siding with a similar dimension as the lap siding on 2 ASPEN HISTORIC PRESERVATION CO1~&[ISSION MINUTES OF JANUARY 14,2015 the Victorian but not the same. The mass of the new addition on the back will have a butt jointed siding. The entire building will be white with charcoal grey and black windows or dark bronze on the modern unit. We have added a luvered system to the modern unit. The link element will be a ceramic tile. Regarding the windows relating more to the Victorian on the modern unit we added horizontal mullions to all the windows to break up the mass of the huge glazing. On the modern unit in the back we changed the size of the door from 16 feet wide to 12 feet wide to break up the large expanse and added a solid mass chimney element to break up the glazing. The railing was glass and is now steel and wraps around the upper level deck. We have reduced the size of the bonus to 448 square feet. We feel we have done a lot to respond to the issues. We have provided the other parking space and keep squeezing the building in to reduce the setback variances and respond to the neighbors concerns. Willis asked about the interior ofthe Victorian as it is a complete re-design. Amy said they might have to move the dormer space elsewhere on the site if they don't keep the dormers. Chairperson, Willis Pember opened the public hearing. There were no public comments. The public hearing was closed. Patrick asked about moving the historic house over in front of the addition because the addition overwhelms the historic resource. Bill said there is a vacant lot next to us and we thought there was no great benefit to moving it over. By not moving it over we protect the open yard. Willis said the scale of the materials helps one understand the massing. Willis said he was hoping to see some iterations in terms of mass. A lot of progress has been made on this project, the siding with the ceramic panels. The upper level and lower level should be differenciated. The dormers on the historic resource could be removed because you have the opportunity on the upper floor to make the floor plan livable and in order to grant the bonus the dormers should be removed. Willis identified the issues: Combined sideyard setback Front yard 3 ASPEN HISTORIC PRESERVATION CONIMISSION MINUTES OF JANUARY 14, 2015 RDS - secondary mass Porch on the historic resource Bartering with the FAR bonus with the dormers John said he is in favor of the seven recommendations by staff. We are not in charge of the interior program, only what is viewed by the public. I am also in favor ofthe dormers being removed. Jim also said he is favor of staff's recommendation and they have done a great job. The amount of glass reduces the sense of mass and is appropriate. Patrick said there is a new dormer on the upper wests leading out onto the deck which gives additional light into the space. Patrick also said he awgrees with staff's recommendation. The lot will be seen coming north from Main Street to Bleeker and coming west up Bleeker. Patrick said he strongly prefers moving the historic resource over more in the center o f the lot so it masks the addition. Willis said historically you would leave the corner open and not fill it up with program. Jim agreed as it is the entry to the neighborhood. MOTION: Jim moved to approve resolution #3 as recommended by staff; motion second Willis. Roll call vote: Jim, yes; John, yes; Patrick, no; Willis, yes; Motion carried 3-1. MOTION: Jim moved to adjourn; second by John. All in favor, motion carried. Meeting adjourned at 6:30 p.m. Kathleen J. Strickland, Chie f Deputy Clerk 4 1 â€¢ 111.A. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 232 E. Bleeker-Conceptual Major Development, On-Site Relocation, Demolition of Existing Garage and Variances, CONTINUED PUBLIC HEARING DATE: January 14,2015 SUMMARY: 232 E. Bleeker is a landmark designated 6,000 square foot corner lot with a Victorian era home and a more recently constructed garage on the site. The house appears to have originally been built as a one story log cabin, but by 1904, according to Sanborne Maps, it was a two story structure, close in form to the existing building. Planning office files indicate that at some point the original porch was removed. The existing porch, dormers, skylights, some of the decorative trim, and shutters were all IR i, 7 1 ~~ S 1 - added in the 1980s. The top right 6., f.,v, : photo shows the house in 1980, the t,*63Â¢FÂ·k =446/"43 An" . . 8662*:ri. 14 7>~ 14. lower photo is from 2000. r*.-4~.>,A_,2, .- eak Ypt "-,e4- t.i A new owner would like to add a b. 21' - 3467 -3 .-Â»t~ .. Â¥40 I . A_A - -- p :AWN 0- 'Â· -4 4 Â· second unit to the property. HPC is Ff--* 1%11: ' aT~ -Â»44-%~trwAK ~ 1' - r /4, 44.1 - ..=im . I.- 4 '. 1 asked to review relocation of the -7 - Â·:*I '4 + 4 .,e t 1 Victorian, demolition of the garage, __---- ISMP.~ L=----Â«--2... 10!'2.:Â·._ * ri-.nÂ·ki;F>jÂ¥~ and Conceptual design for the : ./3 1 * ./ 1 0 21,8 .94;6Â·,Â·' L IN'14 70. ' ..72 dwelling to be added. Setback 4111-<i: > Â·Â·i.1~ - variances, a floor area bonus, and - ',fl y 1 - r. . 1.!1 44 Residential Design Standards ~ variances are requested. HPC reviewed this project on 1-1.-1. 1 1- 1 ... October 15th and continued it for f restudy of the design and variance . - 6.'91. VE - i requests. The project was reviewed *. ' 2 Â·:it. again on Dec. 10th and continued Lik,3.4 t. - ~ ~'~p~ 6.-- s '.3~Vi.11~9~-~* a with a request that the applicant E- 7-7031Â¤h r 5.k - 7,1 AA 044/547.,fil>~ 76327*4<. further develop the proposed 1-914 - r' , Â·. materials and fenestration on the a. f,)13/2-*5 n 112 -Â«ialitiÂ« e ar'Ill addition so that the board could * a' 30 -%.-I-- better assess whether the floor area - -- L.-1 *$ 1 1 (46 bonus criteria are adequately met. 5 =.- --- I I. - 1 02 I ... a Â£-&,2. 2.- 4 24 ' .,4/ K 111.A. ., APPLICANT: 232 Bleeker LLC, represented by Kim Raymond Architects. PARCEL ID: 2737-073-16-006. ADDRESS: 232 E. Bleeker Street, Lots R and S, Block 72, City and Townsite of Aspen, Colorado. ZONING: R-6. 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, ~<C~- ' massing and proportions of a proposal. A list of the relevant HPC - - design guidelines is attached as "Exhibit A." , S : The existing Victorian has a footprint o f approximately 1,200 73] square feet. There is a 300 square foot single stall garage along the l alley. The 1904 Sanborn map is shown at the right. The garage, ' i which the applicant represents was built in approximately the ~ 1950s, does not appear on this Victorian era diagram. Instead there 1 ~ is an alley structure, now gone, in the northwest corner of the lot. 2 When this project was submitted for review, there were two large -- -1 1/3 0 cottonwoods in place along Bleeker which would need to be 1-Â£_-6 preserved as part of this project. The trees have since been .- 1, 7. . r determined to be hazardous and were removed. There is one 2%97) 2.92 234 (27,<1 Page 2 ot 12 P2 . . 111.A. remaining cluster of cottonwoods along the Monarch property line which must be protected. The architect has designed the eastern side of the project to address the direction of the Parks Department. The applicant wishes to add a second unit on the site, creating a duplex. This is an option that is available to historic properties at least 6,000 square feet in size. Non-landmarked properties need a lot of at least 9,000 square feet to create a duplex. Duplexes have a larger allowed floor area than single family homes. In this case, developing a duplex allows 360 square feet more floor area than single family (3,600 square feet of floor area, vs. 3,240.) Duplex units must share a common unpierced wall of at least 10 feet in length. For landmarks, the abutting area is allowed to be above grade, or below grade. In addition to the increased floor area allowed for a duplex, the applicant requests a floor area bonus. Originally the request was for 500 square feet, but the request has been reduced to 448 square feet. Duplexes require four on-site parking spaces, where a single family hollie requires two. The project includes one garage parking space per home. Initially the applicant requested a waiver of the other two spaces, but the updated site plan fits two uncovered spaces along the alley. The existing driveway from Monarch Street to the garage will be removed. At the October meeting, the applicant proposed to move the Victorian house forward about 6'. The minimum front yard setback was provided, but the rear yard required a variance. Iii response to neighbor concerns, the proposal was revised so that the house moves forward a total of 10', requiring a front setback variance, but with the rear yard setback met. This forward shift allowed the additional on-site parking mentioned above and may decrease some impacts on the alley. The east-west placement of the historic resource will remain approximately as it is. A one story, 10 foot long connector is proposed to link the Victorian to the new addition. The historic resource will continue to be accessed from Bleeker Street. The new unit accesses from Monarch. The project will meet the minimum setback of 5' on each side, but will not meet the required combined sideyard setback of 15'. The floor area bonus and setback variance requests will be addressed according to their specific criteria below. In terms of Conceptual design review, staff has expressed concerns with the architectural relationship between the old and new construction, and has suggested that the units be detached, or that they be better related in form. However the board has indicated general support for the design and did not request any massing restudy at the last meeting. To the extent that the form (particularly the roof form) of the addition is a departure from the Victorian, staff would recommend a dialogue between the two eras of construction on this site be built with materials and fenestration. While this will be the focus of Final design review, some HPC members requested a "preview" of this aspect of the design in order to make a finding on HPCReviewl.14.15 232 E. Bleeker Page-3 of 12 P3 111.A. . . the required floor area bonus (addressed below). Staff' s guidance to the architect was that the materials and fenestration should maintain a contemporary approach, but perhaps include some "punched openings" surrounded by cladding (like the Victorian) particularly on the Monarch fagade, and that windows and doors in general should be divided into components that are related to the proportions of windows and doors on the Victorian. Staff is not providing an assessment of the project's compliance with the Final design review standards at this time since they are not applicable to Conceptual review. Our opinion is that the proposed materials and fenestration before HPC do not achieve the relationship that will be appropriate for Final review. A rain screen is proposed on the east faGade. While this could be viewed as having a tie to the coursing created by clapboard siding, when it has been approved for other projects they have been gable roofed buildings that strongly tied to the historic resource in form. In this case, staff' s recommendation is that a somewhat more literal connection is needed and that in this case the new construction be primarily horizontal or vertical wood siding. The siding might be stained rather than painted. Aside from the rear addition, some modifications are proposed to the historic structure, particularly constructing a deck on a non-historic lean to addition at the northwest corner of the house. A dormer is also proposed in this area. These changes are acceptable since they are somewhat screened from the street. The applicant proposes restoration efforts, including removing non-historic trim and shutters, possibly reconstructing an ornate cap that originally topped the chimney stack, and reconfiguring the front porch to a more original design. Staff supports these actions. 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 HPCReviewl.14.15 232 E. Bleeker Page 4 of 12 P4 . . 111 A. 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 the forward relocation of the house meets Criterion 4 above, in that the move helps to distance the historic resource from the new construction. Before relocation is undertaken, the applicant will be required to provide a $30,000 letter of credit, cashier's check, or other form acceptable to the City Attorney to insure the safe relocation of the house. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application, and the applicant shall include documentation of the existing elevation of the home and the relationship of the foundation to grade in the building permit application. DEMOLITION The applicant proposes to demolish the existing garage, which faces Monarch Street. It is the intent of the historic preservation ordinance to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and HPC Review 1.14.15 232 E. Bleeker Page 5 of 12 P5 Ill.A. Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: Staff agrees that the garage is not original to the property. Staff finds that no documentation exists to demonstrate that the garage has historic significance, and that demolition will result in a loss of integrity to this building or adjacent buildings. FLOOR AREA 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: The applicant is requesting a 448 square foot jfloor area bonus. There are restoration plans indicated on the drawings for the historic resource. The HPC typically holds the floor area bonus to a high standard. On numerous occasions applicants have been required to go to great lengths to restore the historic home in order to grant the 500 sf FAR Bonus. For example, 202 N. Monarch completely restored the front porch, siding, and architectural details; 135 W. Hopkins Ave. rebuilt the front porch, restored siding, and restored windows; and 320 W. Hallam Ave. removed a dormer in the front facing gable end and restored the front porch. HPC Review 1.14.15 232 E. Bleeker Page 6 of 12 P6 . . 111.A. To earn a bonus, staff has recommended that porch reconstruction should be undertaken since the existing porch does not match the wraparound porch design shown on the Sanborn map. The applicant has included this work in their revised proposal. The applicant does not propose to remove two non-historic dormers on the east, street facing favade. Staff recommends this issue be looked at more carefully if the bonus will be granted. This is an important opportunity for HPC to accomplish restoration work to the greatest extent possible, particularly on street facing facades. Staff has previously stated concerns with the proposed design, though HPC has been in support of the massing and site plan. Staff has suggested award of a smaller bonus, but the applicant was not asked to restudy the size of the project. We believe that the materials and fenestration can be re-visited to meet the appropriate guidelines at Final. If HPC is comfortable proceeding with Conceptual approval, staff recommends the applicant be required to remove the non-historic dormers in order to best meet the floor area bonus criteria warranted by this size of 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. Staff Response: In many instances, a historic preservation project in Aspen includes the repositioning of a historic structure on a lot in order to physically distance it from new construction. The applicant proposes to move the historic house into the front yard, providing a 6' setback rather than 10 feet. The proposed new addition meets the minimum side yards, but not the combined sideyard, providing a combined sideyard of 10', rather than 15'. The project meets the rear yard setback requirement. i PARKING VARIANCE 3...j. - ,~~ â€¢twi, Properties listed on the Aspen Inventory of Historic Sites and Structures may provide fewer on-site parking spaces than required if the standards below are met. HPCReviewl.14.15 232 E. Bleeker Page 7 0 f 12 P7 111.A. . . 1. The parking needs of the residents, customers, guests and employees of the project have been met, taking into account potential uses of the parcel, the projected traffic generation of the project, any shared parking opportunities, expected schedule of parking demands, the projected impacts on the on- street parking of the neighborhood, the proximity to mass transit routes and the downtown area and any special services, such as vans, provided for residents, guests and employees. 2. An on-site parking solution meeting the requirement is practically difficult or results in an undesirable development scenario. 3. Existing or planned on-site or off-site parking facilities adequately serve the needs of the development, including the availability of street parking. And HPC must also find that: 1. 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. Staff Response: This particular area has very high demand for on street parking. The applicant has adjusted the proposal to include four on-site spaces, so a variance is no longer needed. RESIDENTIAL DESIGN STANDARDS The project does not comply with the Secondary Mass design standard, which says: 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. HPC Review 1.14.15 232 E. Bleeker Page 8 of 12 P8 . . 111.A. A modification to the dimensions of the one story linking element could eliminate the need for a variance, or HPC could grant the variance, depending on the board's position on the duplex units being attached above grade. The link is 23'9 wide. The maximum is 10.' The project does not comply with the Building Element standards, which says: 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. 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 faga(le shall not be precluded. The feature that does not comply, the front porch, is a historic feature that should not be altered from the original design. Staffwould recommend a variance. STAFF RECOMMENDATION: Recommended conditions of approval are: 1. LIPC hereby allows demolition of the non-historic garage on the property. 2. HPC hereby grants a 448 square foot floor area bonus. 3. The applicant must accomplish the restoration work represented in the Conceptual application and must remove the two small non-historic dori-ners on the east side of the Victorian roof. 4. LIPC hereby allows a front setback of 6' rather than 10 feet and a combined sideyard of 10', rather than 15'. 5. HPC hereby grants a waiver from the Residential Design Standards related to Secondary Mass and Building Elements. 6. For the temporary relocation of the Victorian house during basement excavation, the owner must provide a $30,000 letter of credit, cashier's check, or other form acceptable to the City Attorney to insure the safe relocation of the house. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application, and the applicant shall include documeiitation of the existing elevation of the home and the relationship of the foundation to grade in the building permit application. 1-{PC Review 1.14.15 232 E. Bleeker Page 9 of 12 P9 111.A. . . 7. A development application for a Final Development Plan shall be submitted within one (1) year of January 14, 2015, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. EXHIBITS: Resolution #_, Series of 2015 Exhibit A: Design Guidelines Exhibit B: Minutes from Oct. 14, 2014 and Draft minutes from Dec. 10, 2014 Exhibit C: Application Exhibit A: Relevant HPC Design Guidelines for 232 E. Bleeker Street, Conceptual revieiv 7.7 A new dormer should remain subordinate to the historic roof in scale and character. J A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. o The mass and scale of a dormer addition must be subordinate to the scale of the historic building. 8.3 Avoid attaching a garage or carport to the primary structure. u 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. o 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. u The design of a new structure on the site should be in accordance with the guidelines for new construction. HPC Review 1.14.15 232 E. Bleeker Page 10 of I 2 P10 EEC 0 . . 111.A. u 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. u 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. 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. 10.1 Preserve an older addition that has achieved historic significance in its own right. 1 Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 3 A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. u An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. 01 An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o 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. u An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change kom old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. u 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. o A 1-story connector is preferred. HPCReviewl.14.15 232 E. Bleeker Page 11 0 f 12 Pll 0 0 9 111.A. o The connector should be a minimum of 10 feet long between the addition and the primary building. o 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. o Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. u 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. 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. u For example, loss or alteration of architectural details, cornices and eavelines should be avoided. HPC Review 1.14.15 232 E. Bleeker Page 12 of 12 P12 0O . . 111.A. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION, DEMOLITION AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 232 E. BLEEKER STREET, LOTS R AND S, BLOCK 72, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #_, SERIES OF 2015 PARCEL ID: 2737-073-16-006 WHEREAS, the applicant, 232 Bleeker LLC, represented by Kim Raymond Architects, has requested HPC approval for Conceptual Major Development, On-Site Relocation, Demolition and Variances for the property located at 232 E. Bleeker Street, Lots R and S, Block 72, 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, enlitged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen -Municipal Code Section 26.415.090.C, Relocation ofa Designated Property; and WHEREAS, for approval of Demolition, the application shall meet the requirements of Aspen Municipal Code Section 26.415.080.A, Demolition of a Designated Property; and WIIEREAS, in order to receive approval for a floor area bonus, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.F; and WHEREAS, the HPC may approve setback variances according to Section 26.415.110.C. 1.a, Variances; and WHEREAS, the HPC may approve variances to the Residential Design Standards according to Section 26.410.020.D; and WHEREAS, HPC reviewed the project on October 15th and December 1Ott 2014, and January 14, 2015. HPC considered the application, the staff memo and public comments, and found the HPC Resolution #_, Series of 2015 Page 1 of 2 P13 111.A. . . 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 Conceptual Major Development, On-Site Relocation, Demolition and Variance approval for 232 E. Bleeker Street, Lots R and S, Block 72, City and Townsite of Aspen, Colorado with the following conditions: l. HPC hereby allows demolition of the non-historic garage on the property. 2. LIPC hereby grants a 448 square foot floor area bonus. 3. The applicant must accomplish the restoration work represented in the Conceptual application and must remove the two small non-historic dormers on the east side of the Victorian roof. 4. HPC hereby allows a front setback of 6' rather than 10 feet and a combined sideyard of 10', rather than 15'. 5. HPC hereby grants a waiver from the Residential Design Standards related to Secondary Mass and Building Elements. 6. For the temporary relocation of the Victorian house during basement excavation, the owner must provide a $30,000 letter of credit, cashier's check, or other form acceptable to the City Attorney to insure the safe relocation of the house. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application, and the applicant shall include documentation of the existing elevation of the home and the relationship of the foundation to grade in the building permit application. 7. A development application for a Final Development Plan shall be submitted within one (1) year of January 14, 2015, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of January, 2015. Approved as to Form: Approved as to Content: Debbie Quinn, Assistant City Attorney Willis Pember, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk HPC Resolution #_, Series of 2015 Page 2 of 2 P14 0 . 111.A. Historical Preservation Commission October 15 2014 Roll Call: Nora, lim, Willis, Jay present Motion to approve September 10th and 24th meeting- Jay -seconded Jim - All approved (October 8th meeting cancelled) No Public Comment Commissioners Comments: Jay tendered his resignation. The 22nd of October will be his last meeting. He has moved outside of the City limits. Nora reported a conflict of interest on the 232 E. Bleeker conceptual application. She recused herself from the review. Old Business: A. Rubey Park -Detailed Planned Development Review, Final Major Development and Commercial Design Review Staff recommendations: Justin Barker recommended approval with conditions set out in his staff memo. (see page 22 of packet) Applicant: John Krueger, COA, Sheri Sanzone, Bluegreen Gilbert Sanchez, Studio B Commissioner's comments: Willis questioned the roof drainage/snowmelt and color scheme. He wondered if the building was energy efficient. Norma asked whetherthe building would produce all its own energy. She questioned whetherthe maples were native trees. Jay asked about the vegetation on the roof and suggested aspen leaves for a pattern in the glass. He received clarification about the elimination of parking by Wagner Park. Public Comment: Bill Sterling commented about the impressive new building. He was questioning if this was the best location for the volume. He was concerned with the carbon footprint. A letter was submitted by the McDonald's regarding displeasure with the removal of the parking spaces. Jim moved to approve Resolution #29 with conditions to change the language in condition 3 from native species to "locally applicable species. Jay seconded the motion. The roll was called and there was a unanimous vote of yes. B. 301 Lake Ave- Final Major Development, Public Hearing, Staff recommendations: Amy Simon recommended approval with conditions as summarized on page 141 of the packet. Amy submitted a revised resolution and commented adding a condition to clarify waivers of Residential Design Standards. Applicant: Bill Boehringer represented the ownership. Derek Skalko of 1Friday Design and Sheri Sanzone of Bluegreen presented the project. P15 111.A. . . Public Comment: None The board asked for clarifications about the landscape plan, the proposed materials and the roof deck. Sheri Sanzone showed pictures of the existing landscape and explained that it is generally overgrown. She described the plan to retain a meadow character in the right-of-way area, with decks and hard surface elements low to the ground and close to the base of the house. Sheri explained the lighting plan and the proposal to install some up-lights around the base of the historic house. Derek described the proposed cold rolled steel that will be used as the siding on the addition, and the color that is intended. Willis Pember suggested that staffand monitor must review a sample of this material. Willis applauded the improvements to the project since Conceptual review. The board discussed the Residential Design Standards and agreed that a single garage door, as designed, is appropriate in this case. The board agreed that the windows on the addition ware appropriate. The board discussed the windows on the historic house. Derek Skalko described their current condition and suggested that the exsiting window frames may not be able to carry the weight of new insulated glass. The board will allow staffand monitorto decide the appropriate solution for windows and skylights on the historic building. Commissioners Comments: Jay moved to approve a revised Resolution #30 with additional conditions. 1) Staff and monitorto approve any replacement of existing mullions and frames forthe windows and doors and skylights of original house. 2) Staffand monitorto approve rolled steel material for the addition. 3) Ground mounted up-lighting is more appropriate than attaching fixtures to the historic building in this case. The board supports approval of ground mounted fixtures.. Jim seconded motion. Roll Call: Nora-Y Jim-Y Willis-Y Jay-Y C. 232 East Bleeker- Conceptual Major Development, On-site Relocation, Demolition of Existing Garage and Variances. Staff recommendations: Amy Simon recommended a continuance as summarized on page 198. Staff has concernswith the size of the addition and the addition being connected to the historic house. The parking variance and floor area bonus should be restudied. Applicant: Bill Boehringer represented ownership. Kim Raymond is the architect. Kim described the project and the carious options the applicant has looked at regarding location forthe historic house and roof shape forthe addition. Kim showed a new site plan that fit a total of four parking spaces on the site, so that a parking variance would not be needed. Kim showed a number of examples of other projects in town, making comparisons to the 232 E. Bleeker Street proposal. P16 . . 111.A. Public Comment: Howie Mallory stated the proposal was too large and the applicant should alter the design or withdraw the application. Linda Bump - See letter enclosed in packet on page 226. Linda reiterated Howie's displeasure with the design. Mirta Mallory was concerned about the alley variances and setbacks. She has concerns about snow in the alleyway and the location of the utilities. Phyllis Bronson was unhappy with the commission in general. Jim suggested a continuance. Willis also asked for a continuance and a request to remove the request for a setback variance for the alley. Jay stated the project needed more work and suggested a setback variance in the front not back. Jim moved to continue the meeting until the 19th of November 2014. Willis seconded and all approved the continuance. Meeting adjourned at 8:45 P17 111.A. . . ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2014 Vice-chair, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were Patrick Sagal, John Whipple and Jim DeFrancia. Absent were Nora Berko and Sallie Golden. Staffpresent: Debbie Quinn, Assistanst City Attorney Amy Simon, Preservation Planner Justin Barker, Planner Kathy Strickland, Chief Deputy Clerk MOTION: Jim moved to approve the minutes ofNovember 19,2014; second by Willis. All in favor, motion carried. 232 East Bleeker - Conceptual Major Development, On-site Relocation, Demolition of Existing Garage and Variances, Public Hearing, Cont'd from Oct. 15th Amy said there was a review ofthis project in October. This is a 6,000 square foot lot with a Victorian Era home on it and a non-historic garage building. The application is to demolish the garage which staff supports. The applicant whiches to add onto the Victorian and move the building forward and putting a basement under the site. The project is converting the single family to a duplex and setback variances are being requested and a FAR bonus and RDS's variances. The major change since October is that the house is being moved forward more so than the last presentation and the benefit is that the project now meets the rear yard setback requirements. The applicant can now provide the four parking spaces on the site. There had been large cottonwood in the front of the site and those have been taken down. A single family is allowed 3240 square feet and a duplex is allowed 3600 square feet. This is an additional 500 square feet because of doing a duplex on the site. On the corner sites everything is exposed to view and it really becomes a challenge to be sensitive and adding on appropriately in scale and architecturally and not to overwhelm the historic structure. Staff has suggested that the applicant detach the two units which allows more flexibility in the design ofthe new construction. If total detachment is not a good development model for them possibly the addition is linked to the house with a gabled roof form to speak more directly to the Victorian. Staff is in support of the reloction and demolition o f the garage. The meet the side and rear setback requirements and do not meet the combined 1 P18 . . 111.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2014 requirement or the front requirement. In terms of the RDS's they need two variances. The front porch does not meet the minimum requirement today and that should be waived because we do not want them to change the porch to meet today standards. They don't meet the secondary mass requirement. They meet the connector in terms of length but it is too wide for the standard. The next issue is the FAR bonus and they already get 500 square feet because they are doing a duplex and with the requested 500 that puts it at 1,000 larger than the typical development for this site. Staff doesn't feel this is the best use of the FAR bonus. The front porch is not original so there are opportunities to make improvemets and there is some detailing that can be removed. The applicant is considering constructing a unique flue vent that was on top of the chimney. There are definite ways that this Victorian could be highlighted. Putting so much square footage behind it makes it feel like it is taking away from the Victorian and it is not achieving the level of integrity that we look for in many other projects. Staff is recommending a restudy again and continuation of the project. Patrick asked about the duplex. Amy said the duplex is fine but adding more square footage and other things could be a problem. Kim Raymond, architect presented Kim said the porch is the only thing in the setback and it is four feet into the setback and the porch will be restored. After the discussion at the last meeting we chose the flat roof option because the gable is would be much larger. The gable roof would be 7 feet taller and it dwarfs the Victorian and the neighbors had a concern with it. The Victorian is the center of the property. We are asking that the link be wider. The link is 23 feet wide and 20 feet long. On the restoration the building has a lot of ginger bread in the gables and on the front porch which was added in the mid 80'd. That will be removed including the railing and we will leave the trim. Bill Boehringer, owner said the two letters of support have appreciated the elimination o f the rear yard setback and the inclusing of the four onsite parking spaces. We were very sensitive how we developed around the historic resource. Kim said the porch roof will be brought back to its historic look and appearance. The secondary story elements between both the buidlings are roughly 19 feet apart. We have reduced the size and are asking for a 448 2 P19 111.A. . . ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2014 square foot bonus. We did not pursue a detached duplex because we wanted the Victorian to stand out and there are issues with the cottonwood trees. Bill said when we bought this property the zoning allowed for a duplex as long as there is an historic asset on the property. We intend to restore the historic house to its integrity so that we could take advantage ofthe bonus. Our site coverage now is 48.9 and we are not exceeding the 50%. Amy said the combined setback is 10 feet and 15 is required. Vice-chair, Willis Pember opened the public hearing. There were no public comments. The public hearing was closed. Exhibit I - two letters of support Willis identified the issues: Setback variances Floor Area bonuses RDS's variances Changes to the porch Willis applauded the applicant for addressing the alley and the neighbors concerns. The variance in the front yard is warranted to achieve that goal. No one will be overwhelmed when walking down the sidewalk. The east and west variance is a modest request. Willis said he can support the variances as proposed. The RDS's are also fine. The FAR is not progressively being pursued on this site. There is a significant setback at the eave height o f the historic r esource. The design standards 10.3,4,6 state that there should be distinction between the histories on the site and this buiding is a product of its own time. The applicant isn't asking for a height variance. The windows are not similar enough and there is not enough information in the proposal about the materials other than to read it as a large mass. The windows and materials need restudied. Jim said he agrees about the set back bonuses and they are warranted. Jim said the flat roof is the way to go and it applies to the principle of not having the addition overwhelming the historic structure. Jim said he is not troubled by the proportions. 3 P20 . . 111.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2014 John said the setbacks make good sense and there is a healthy green belt in front. The RDS standards are in align with the project. When you look at Floor Area Bonus the new construction should be reflective of the proportional patterns found in the historic buildings's form, materials or openings. We don't want two to look the same. I have some reserves about the patterning of the windows and the proportions. Since the neighbors like the flat roof form that seems to be the direction but it is hard to achieve the bonus. Fenestration is dealt with at final and the windows should be addressed at that time. Patrick agreed that the setbacks are adequate i f we can require a separated sidewalk for public safety. The project is close and ifthings are moved around a little the bonus could be warranted. Since the two trees are gone possibly the historic resource could be moved to the center of the lot so that it is in front of the rear addition and the glass areas in the back won't be visible from Monarch which would hide the second part of the duplex. Willis said the flat roof is the way to go in terms of mass. We need to know what materials are where and what colors. John said we are in charge of mass and scale and the bonus is on the table and part of the bonus criteria is that the new construction is re flective o f the patterns, openings etc. The problem is championing the historic resource to the point that the bonus is 100% justified. Willis said new construction should be reflective o f patterns found in historic materials nad openings. You can't talk about mass without understanding the materials at the same time. Materials reflect the readings ofthe mass and scale. The FAR bonus has to come first before they go to final. 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Bleeker-Conceptual Major Development, On-Site Relocation, Demolition of Existing Garage and Variances, CONTINUED PUBLIC HEARING DATE: December 10,2014 SUMMARY: 232 E. Bleeker is a landmark designated 6,000 square foot corner lot with a Victorian era home and a more recently constructed garage on the site. The house appears to have originally been built as a one story log cabin, but by 1904, according to Sanborne Maps, it was a two story structure, close in form to the existing building. Planning office files indicate that at some point the original porch was removed. The existing porch, dormers, skylights, some of the decorative trim, and shutters were all li,Â· -â€¢-7/5 â€¢.-- A./1/Imi"livillimillilli added in the 1980s. The top right 10'00' '4 t 48 //394 .1 1/"dillilillililillfillillizill photo shows the house in 1980, the ~1'0" ~~i11, ,/'~ ** -- ~I~~~~~ lower photo is from 2000. ,Â¥rvÂ¥-26* I Al/A -- -Zatip- r-t .aftifi/V.J-ji/Ki-/- ./17 %" â€ž7, 14:96. Le f A new owner would like to add a .Â· 7 1 - -,7 91'- *Â·'a . 1 - 7102:41 4. . 1 second unit to the property. HPC is *'' . 1...32 asked to review relocation of the ~ , Victorian, demolition of the garage, ... :-- #5=Mi and Conceptual design for the !,i~ ./.~i|i'URN. ..... 2.0 ." e.:. 1. dwelling to be added. Setback -- Â·amn ' . 4, :mir ' . 9 .i: Â£16 d .+ . .f Residential Design Standards A .,41$9 1~ variances are requested. - .. ' ' './';2.-:2~... $' * 30:'u,~ 'Ii: -59:.1 Â· 4 ' :~I.,Illl,11.' 9 11PC reviewed this project on ~- '.9;* *....i ; -. â€¢,g'-y,t;,Aill 1"70 October 158 and continued it for pÂ·Â· restudy of the design and variance 41 requests. r '' I APPLICANT: 232 Bleeker LLC, ~ 4%,63Â§*-' ~UlfÂ«eay~ r.n 4 - ~ ~- .16?*+ ~' represented by Kim Raymond **:$,a'â‚¬Em* 'f,yy#23 Architects. REE=- L. - ./.2 ....a:'.-- : . . = -CE .#12 1 --1. .... I kr PARCEL ID: 2737-073-16-006. -- =.4%.C'#r' . . 4 f . I . I. 4 . 4 1 0â‚¬ * f 41. i . 4 1,0 ::.8,&,44}>f I - 2 -- f /* i I .. ADDRESS: 232 E. Bleeker Street, Lots R and S, Block 72, City and Townsite of Aspen, Colorado. ZONING: R-6. 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." The existing Victorian has a footprint of approximately 1,200 --0- 1- - square feet. There is a 300 square foot single stall garage along 5,CL the alley. The 1904 Sanborn map is shown at the right. The Â· c garage, which the applicant represents was built in approximately t the 1950s, does not appear on this Victorian era diagram. Instead /1 < there is an alley structure, now gone. in the northwest corner of . 4 3 4 the lot. f~- l When this project was submitted for review, there were two large 0 f cottonwoods in place along Bleeker which would need to be I 1- ..... preserved as part of this project. The trees have since been ' determined to be hazardous and were removed. There is one li A remaining cluster of cottonwoods along the Monarch property line . c which must be protected. The architect has designed the eastern - - -9 Ld__O 1.Z--X 232% 231 234 (22,0 (2-3.91 .. side of the project to address the direction of the Parks Department. The applicant wishes to add a second unit on the site, creating a duplex. This is an option that is available to historic properties at least 6,000 square feet in size. Non-landmarked properties need a lot of at least 9,000 square feet to create a duplex. Duplexes have a larger allowed floor area than single family homes. In this case, developing a duplex allows 360 square feet more floor area than single family (3,600 square feet of floor area, vs. 3,240.) Duplex units must share a common unpierced wall of at least 10 feet in length. For landmarks, the abutting area is allowed to be above grade, or below grade. In addition to the increased floor area allowed for a duplex, the applicant requests a floor area bonus. Originally the request was for 500 square feet, but for this meeting the request has been reduced to 448 square feet. Duplexes require four on-site parking spaces, where a single family home requires two. The project includes one garage parking space per home. Initially the applicant requested a waiver of the other two spaces, but the updated site plan fits two uncovered spaces along the alley. The existing driveway from Monarch Street to the garage will be removed. At the October meeting, the applicant proposed to move the Victorian house forward about 6'. The minimum front yard setback was provided, but the rear yard required a variance. For this meeting, the proposal has been revised so that the house moves forward an addition 4', requiring a front setback variance, but the rear yard setback is met. This forward shift has allowed the additional on-site parking mentioned above and may decrease some impacts on the alley. The east-west placement of the historic resource will remain approximately as it is. A one story, 10 foot long connector is proposed to link the Victorian to the new addition. The historic resource will continue to be accessed from Bleeker Street. The new unit accesses from Monarch. The project will meet the minimum setback of 5' on each side, but will not meet the required combined sideyard setback of 15'. The floor area bonus and setback variance requests will be addressed according to their specific criteria below. In terms of Conceptual design review, staff has concerns with the architectural relationship between the old and new construction. At the previous meeting, HPC saw two design options; one with an essentially tlat roof, the other with a gable form. Staff recommended that neither version reflected the essential design characteristics or proportions of the Victorian. HPC indicated some openness to the flat roof design, and that is the only proposal in the current packet. Staff is concerned that these three design guidelines are not met: 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. HPC Review 12.10.2014 232 E. Bleeker Page 3 of 13 .. u A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. u An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. u An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. 01 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. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. o An addition that is lower than or similar to the height of the primary building is preferred. Regarding roof pitch, if this were an interior lot, staff would agree that keeping the new construction low profile would be a high priority. However, a corner lot has different considerations. In this case, staff finds that there is not visually compatibility between the historic structure and addition. and that compatibility has heightened importance because of the corner exposure. In October, staff suggested that one way to allow more flexibility in design considerations would be to physically detach the new and old units. An example where this has been successful on a corner lot (albeit in a commercial area of town) is the duplex at 205 S. Spring Street, seen below. This project is also on a 6,000 square foot lot. The floor area is 3,300 square feet. Setback variances were awarded to properly separate the two units and two parking spaces were waived. The 232 E. Bleeker proposal is approximately 725 square feet of floor area larger than this example. A. I 497 OP . 4 0 I ' 4.d - V 1 12' -O. 1 - + P . 1 -1 - 1 . 1 -1 123 ' 1 .l 1-1 1 L ,-1 Z ... " - '#~~ -1 71,4.-~ -1 1 HPC Review 12.10.2014 232 E. Bleeker Page 4 of 13 .. A recent example of an attached addition on a corner lot is seen below. This is a somewhat smaller lot (4,500 square feet) and the total floor area is 2,300 square feet; 1,300 less than what is allowed on the subject parcel. The example illustrates the notion that, if proportions and roof forms of the old and new construction share similarities, then other elements, like windows and materials, are areas for design flexibility. 1 *49Â» 0 1 -It 1 .././-/ lili , r - 4 Vt - 1- 'Ea W.- -2- T- M/~64'--~1MI r' - - |2 ' -.WD-'.ii, m I '.' dEFk - t- M,b LE#; 1 1 .~11'.h *r - -1. i,imt,*."Me- 7*Imt. 9/ 11 *t - 3.: .q--F==241~. .--I -1 ~124 1 1, 1 lif *Â¢ 1-__&62~#j , - ti' 4,~~1~gM~ 1 1 TE'> 4-.11- Staff believes that the proposed form of the 232 E. Bleeker project is unsuccessful as an addition that is linked directly to the historic resource. The applicant prefers the duplex units to be attached, among other reasons, because it allows the historic resource to have interior access to a garage. If that programmatic consideration is not to changeable, then staff recommends that the design of the addition be restudied to be a more similar form to the Victorian and/or the HPC award a reduced floor area bonus, if any. As stated above, zoning already provides a 360 square foot increase to accommodate two units on the property. W - â‚¬*SK~K Iâ€¢.. _ EfiuÂ«-LI-7---~- .4..... r-7 1 11 --1 - ELEJ 5-=e Â«11â„¢,Le=,7-SL,/ reht *ImtÂ¢ li i. ~ '' ~ .r.. I-- 1 1 N = 223 d @ E r--,--- B 2 (-1 1 1 1 1 1 111. .... 111 . 1 HPC Review 12.10.2014 232 E. Bleeker Page 5 of 13 .. Aside from the rear addition, some modifications are proposed to the historic structure, particularly constructing a deck on a non-historic lean to addition at the northwest corner of the house. A dormer is also proposed in this area. These changes may be acceptable since they are somewhat screened from the street. The applicant proposes restoration efforts, including removing non-historic trim and shutters, possibly reconstructing an ornate cap that originally topped the chimney stack, and reconfiguring the front porch to a more original design. Staff supports these actions. 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 the forward relocation of the house could meet Criterion 4 above, in that the move helps to distance the historic resource from the new construction. Before relocation is undertaken. the applicant will be required to provide a a $30,000 letter of credit, cashier's check, or other form acceptable to the City Attorney to insure the safe relocation of the house. A relocation plan detailing how and where the HPC Review 12.10.2014 232 E. Bleeker Page 6 of 13 .. building will be stored and protected during construction must be submitted with the building permit application, and the applicant shall include documentation of the existing elevation of the home and the relationship of the foundation to grade in the building permit application. DEMOLITION The applicant proposes to demolish the existing garage, which faces Monarch Street. It is the intent of the historic preservation ordinance to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: Staff agrees that the garage is not original to the property. Staff finds that no documentation exists to demonstrate that the garage has historic significance, and that demolition will result in a loss of integrity to this building or adjacent buildings. HPC Review 12.10.2014 232 E. Bleeker Page 7 of 13 .. FLOOR AREA 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 o f the building; g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. Staff Response: The applicant is requesting a 448 square foot floor area bonus. There are restoration plans indicated on the drawings for the historic resource. The HPC typically holds the floor area bonus to a high standard. On numerous occasions applicants have been required to go to great lengths to restore the historic home in order to grant the 500 sf FAR Bonus. For example, 202 N. Monarch completely restored the front porch, siding, and architectural details; 135 W. Hopkins Ave. rebuilt the front porch. restored siding. and restored windows; and 320 W. Hallam Ave. removed a dormer in the front facing gable end and restored the front porch. To earn a bonus, staff recommends that a porch reconstruction should be undertaken since the existing porch is known to be recent construction and it does not match the wraparound porch design shown on the Sanborn map. The applicant does not propose to remove two non-historic dormers on the east, street facing fa~ade. Staff recommends HPC discuss this issue and determine how this affects the appropriateness o f a floor area bonus. Restoration efforts aside, the bonus is not appropriate if it serves to overwhelm the historic house with new construction. Staff has previously stated concerns with the proposed design. Staff recommends HPC consider awarding a bonus of 140 square fuet, which when combined with the 360 extra allowance for a duplex equals 500. While the applicant may HPC Review 12.10.2014 232 E. Bleeker Page 8 of 13 .. prefer a duplex development option, HPC's priority is to ensure an addition is appropriately scaled. 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. Staff Response: In many instances, a historic preservation project in Aspen includes the repositioning of a historic structure on a lot in order to physically distance it from new construction. The applicant proposes to move the historic house into the front yard, providing a 6' setback rather than 10 feet. The proposed new addition meets the minimum side yards, but not the combined sideyard, providing a combined sideyard of 10', rather than 15'. The project meets the rear yard setback requirement. Setback variances may be appropriate ifthe design guidelines are met. PARKING VARIANCE Properties listed on the Aspen Inventory of Historic Sites and Structures may provide fewer on-site parking spaces than required i f the standards below are met. 1. The parking needs of the residents, customers, guests and employees of the project have been met, taking into account potential uses of the parcel, the projected traffic generation of the project, any shared parking opportunities, expected schedule of parking demands, the projected impacts on the on- street parking of the neighborhood, the proximity to mass transit routes and the downtown area and any special services, such as vans, provided for residents, guests and employees. 2. An on-site parking solution meeting the requirement is practically difficult or results in an undesirable development scenario. 3. Existing or planned on-site or off-site parking facilities adequately serve the needs of the development, including the availability of street parking. HPC Review 12.10.2014 232 E. Bleeker Page 9 of 13 .. And HPC must also find that: 1. 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. Staff Response: This particular area has very high demand for on street parking. The applicant has adjusted the proposal to include four on-site spaces, so a variance is no longer needed. RESIDENTIAL DESIGN STANDARDS The project does not comply with the Secondary Mass design standard, which says: 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. A modification to the dimensions of the one story linking element could eliminate the need for a variance, or HPC could grant the variance, depending on the board's position on the duplex units being attached above grade. The link is 23'9 wide. The maximum is 10.' The project does not comply with the Building Element standards, which says: 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. HPC Review 12.10.2014 232 E. Bleeker Page 10 of 13 .. 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 fagade shall not be precluded. The feature that does not comply, the front porch, is a historic feature that should not be altered from the original design. Staff would recommend a variance. STAFF RECOMMENDATION: Staff recommends HPC continue the project for restudy to determine if the units can be separated above grade, and/or to achieve more architectural compatibility between the Victorian and the new construction. Staff recommends a detailed discussion of the floor area bonus request. A draft resolution approving the project is provided ifthat is HPC's determination. EXHIBITS: Resolution #_, Series of 2014 Exhibit A: Design Guidelines Exhibit B: Application Exhibit A: Relevant HPC Design Guidelines for 232 E. Bleeker Street, Conceptual review 7.7 A new dormer should remain subordinate to the historic roof in scale and character. u A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. u The mass and scale of a dormer addition must be subordinate to the scale of the historic building. 8.3 Avoid attaching a garage or carport to the primary structure. HPC Review 12.10.2014 232 E. Bleeker Page 11 of 13 .. a 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 o f any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. o 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. o The design of a new structure on the site should be in accordance with the guidelines for new construction. c, 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. 1 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. 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. 10.1 Preserve an older addition that has achieved historic significance in its own right. u Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. u A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. u An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. u 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. HPC Review 12.10.2014 232 E. Bleeker Page 12 of 13 U U p 000 0 .. u An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. 1 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. u 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. o A 1-story connector is preferred. u The connector should be a minimum of 10 feet long between the addition and the primary building. u 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. u Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. u Setback 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. 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. o For example, loss or alteration of architectural details, comices and eavelines should be avoided. HPC Review 12.10.2014 232 E. Bleeker Page 13 of 13 00 .. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION, DEMOLITION AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 232 E. BLEEKER STREET, LOTS R AND S, BLOCK 72, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #_, SERIES OF 2014 PARCEL ID: 2737-073-16-006 WHEREAS, the applicant, 232 Bleeker LLC, represented by Kim Raymond Architects, has requested HPC approval for Conceptual Major Development, On-Site Relocation, Demolition and Variances for the property located at 232 E. Bleeker Street, Lots R and S, Block 72, 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 Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project' s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and WHEREAS, for approval of Demolition, the application shall meet the requirements of Aspen Municipal Code Section 26.415.080.A, Demolition of a Designated Property; and WHEREAS, in order to receive approval for a floor area bonus, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.F; and WHEREAS, the HPC may approve setback variances according to Section 26.415.110.C.1.a, Variances; and WHEREAS, the HPC may approve variances to the Residential Design Standards according to Section 26.410.020.D; and HPC Resolution #_, Series of 2014 Page 1 of 2 .. WHEREAS, HPC reviewed the project on October 15th and December 10th, 2014. 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 Conceptual Major Development, On-Site Relocation, Demolition and Variance approval for 232 E. Bleeker Street, Lots R and S, Block 72, City and Townsite of Aspen, Colorado with the following conditions: l. HPC hereby allows demolition ofthe non-historic garage on the property. 2. HPC hereby grants a 448 square foot floor area bonus. 3. HPC hereby allows a front setback of 6' rather than 10 feet and a combined sideyard of 10', rather than 15'. 4. HPC hereby grants a waiver from the Residential Design Standards related to Secondary Mass and Building Elements. 5. For the temporary relocation of the Victorian house during basement excavation, the owner must provide a $30,000 letter of credit, cashier's check, or other form acceptable to the City Attorney to insure the safe relocation of the house. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application, and the applicant shall include documentation of the existing elevation of the home and the relationship of the foundation to grade in the building permit application. 6. A development application for a Final Development Plan shall be submitted within one (1) year of December 10. 2014, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of December, 2014. Approved as to Form: Approved as to Content: Debbie Quinn, Assistant City Attorney Willis Pember, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk HPC Resolution #_, Series of 2014 Page 2 of 2 .. Historical Preservation Commission October 15 2014 Roll Call: Nora, Jim, Willis, Jay present Motion to approve September 10th and 24th meeting - Jay - seconded Jim - All approved COctober 8th meeting cancelled) No Public Comment Commissioners Comments: Jay tendered his resignation. The 22nd of October will be his last meeting. He has moved outside of the City limits. Nora reported a conflict of interest on the 232 E. Bleeker conceptual application. She recused herself from the review. Old Business: A. Rubey Park -Detailed Planned Development Review, Final Major Development and Commercial Design Review Staff recommendations: Justin Barker recommended approval with conditions set out in his staff memo. (see page 22 of packet) Applicant: John Krueger, COA, Sheri Sanzone, Bluegreen Gilbert Sanchez, Studio B Commissioner's comments: Willis questioned the roof drainage/snowmelt and color scheme. He wondered if the building was energy efficient. Norma asked whether the building would produce all its own energy. She questioned whetherthe maples were native trees. Jay asked about the vegetation on the roof and suggested aspen leaves for a pattern in the glass. He received clarification about the elimination of parking by Wagner Park. Public Comment: Bill Sterling commented about the impressive new building. He was questioning if this was the best location forthe volume. He was concerned with the carbon footprint. A letter was submitted by the McDonald's regarding displeasure with the removal of the parking spaces. Jim moved to approve Resolution #29 with conditions to change the language in condition 3 from native species to "locally applicable species. Jay seconded the motion. The roll was called and there was a unanimous vote of yes. B. 301 Lake Ave- Final Major Development, Public Hearing, Staff recommendations: Amy Simon recommended approval with conditions as summarized on page 141 of the packet. Amy submitted a revised resolution and commented adding a condition to clarify waivers of Residential Design Standards. Applicant: Bill Boehringer represented the ownership. Derek Skalko of 1Friday Design and Sheri Sanzone of Bluegreen presented the project. .. Public Comment: None The board asked for clarifications about the landscape plan, the proposed materials and the roof deck. Sheri Sanzone showed pictures of the existing landscape and explained that it is generally overgrown. She described the plan to retain a meadow character in the right-of-way area, with decks and hard surface elements low to the ground and close to the base of the house. Sheri explained the lighting plan and the proposal to install some up-lights around the base of the historic house. Derek described the proposed cold rolled steel that will be used as the siding on the addition, and the color that is intended. Willis Pember suggested that staffand monitor must review a sample of this material. Willis applauded the improvements to the project since Conceptual review. The board discussed the Residential Design Standards and agreed that a single garage door, as designed, is appropriate in this case. The board agreed that the windows on the addition ware appropriate. The board discussed the windows on the historic house. Derek Skalko described their current condition and suggested that the exsiting window frames may not be able to carry the weight of new insulated glass. The board will allow staff and monitor to decide the appropriate solution for windows and skylights on the historic building. Commissioners Comments: Jay moved to approve a revised Resolution #30 with additional conditions. 1) Staff and monitor to approve any replacement of existing mullions and frames forthe windows and doors and skylights of original house. 2) Staff and monitor to approve rolled steel material for the addition. 3) Ground mounted up-lighting is more appropriate than attaching fixtures to the historic building in this case. The board supports approval of ground mounted fixtures.. Jim seconded motion. Roll Call: Nora-Y Jim-Y Willis-Y Jay-Y C. 232 East Bleeker- Conceptual Major Development, On-site Relocation, Demolition of Existing Garage and Variances. Staff recommendations: Amy Simon recommended a continuance as summarized on page 198. Staff has concernswith the size of the addition and the addition being connected to the historic house. The parking variance and floor area bonus should be restudied. Applicant: Bill Boehringer represented ownership. Kim Raymond is the architect. Kim described the project and the carious options the applicant has looked at regarding location for the historic house and roof shape forthe addition. Kim showed a new site plan that fit a total of four parking spaces on the site, so that a parking variance would not be needed. Kim showed a number of examples of other projects in town, making comparisons to the 232 E. Bleeker Street proposal. .. Public Comment: Howie Mallory stated the proposal was too large and the applicant should alter the design or withdraw the application. Linda Bump - See letter enclosed in packet on page 226. Linda reiterated Howie's displeasure with the design. Mirta Mallory was concerned about the alley variances and setbacks. She has concerns about snow in the alleyway and the location of the utilities. Phyllis Bronson was unhappy with the commission in general. Jim suggested a continuance. Willis also asked for a continuance and a request to remove the request for a setback variance for the alley. Jay stated the project needed more work and suggested a setback variance in the front not back. Jim moved to continue the meeting until the 19th of November 2014. Willis seconded and all approved the continuance. Meeting adjourned at 8:45 .. ... November 10, 2014 Amy Simon City of Aspen Community Development Department 130 S Galena Street, 3rd Floor Aspen, CO 81611 RE: 232 E Bleeker Ave Historic/Modern Duplex Summary Letter Aspen, Colorado Parcel ID: 2737-0731-6006 Dear Amy. Thank you for all of your time and knowledge regarding this property and the process required for it's development. The following information will address the Sections of the Land Use Application Manual and the Land Use Code as outlined in your letter from the pre-application conference summary dated 12.18.13 with Derek Skalko. We have made some adjustments to our plans since the meeting with the HPC and will address them below in green for ease of reference. This property is located in the R-6, Medium density, residential zone district. RELEVANT LAND USE CODE SECTIONS SECTION 26.304 - Application 1. Please see attached letter of authorization from 232 Bleeker, LLC, a Colorado limited liability corporation, granting Kim Raymond Architects, Inc authority to act on their behalf throughout this process. 2. Please see the attached Vicinity Map with a legal description and directions to the property. 3. Attached, please find the Disclosure of Ownership in the form of the Title Insurance conveying the property to 232 Bleeker, LLC. 4. See number 2 above. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 .. 5. Please see attached Site Plan depicting the proposed changes to the existing landscape and building footprint. 6. Please see the site improvement survey of the property located at 232 E. Bleeker. 7. Please see below, the description and summary of all requested information pertaining to the Land Use Code sections in regard to the proposed development. Additionally, please find a copy of the Pre-application Conference Summary sheet, attached at the end of this packet of information. This application package includes all requested documents as outlined in the pre-application conference summary dated December 18, 2013. Section 26.410 - Residential Design Standards Section 26.410.10 - Applicability 26.410.010 General A. The purpose of these standards is to preserve established neighborhood scale and character, while not determining architectural style. The intention of the development of this historic property is to renovate the existing home to it's original style, extend the one story addition towards the back of the lot and create a second dwelling as a duplex at the rear of the lot with garages facing the alley. Reviewing the history of this building and using the Sanborn & Sons Mapping information the original structure, built in 1882 was a single story log home. It was sometime between 1883-1890 that the second story was added to the home and it was given the Victorian elements. These decorative details were very basic at this time. In 1893 the addition to the west was added. The Sanborn maps show that the front porch that extends the full width of the original home was in existence since at least 1890; and the new addition to the west shows a full width porch from at least 1893. We are planning on keeping the full width porches with their respective roofs, but eliminating the new 'gingerbread' detailing that was added in 1983-85. These elements will keep the appropriate domestic scale for this private residence and offer vitality to the streetscape with the outdoor living space facing the street with no fence between the home and the passersby; allowing for interaction between public and private. There was a garage or other similar structure built on the northwest corner of the property sometime between 1893-1898. The Sanborn maps show this structure on the 1904 map, but not after that time. The existing garage was built in 1959 and has no historic significance. B.2 The proposed development will be a duplex, thus all of the residential standards shall apply. 26.410.020 Procedures for Review A. A pre-application conference was held between Amy Simon and Derek Skalko regarding this project. This letter addresses the issues outlined in the letter sent by Amy dated December 18, 2013. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 .. D. Please see, outlined below, the details of the specific variances that will be requested of the HPC and City Council for the completion of this project. The variances being sought are: side yard setback, combined side yard setback, a subordinate link that is more than 10'-0 wide, a rear yard setback for living space, and reduction in the number of parking spaces required. We are seeking the variances because they help the project meet both the Residential Design Standards and the Historic Preservation Guidelines; thus allowing for appropriate design solutions for the life safety of the occupants and the preservation of a very high quality historic structure. 26.410.040 Residential Design Standards A. Site design 1. The existing house is located on the corner parcel of a typical city block on two original City blocks. The front fagade of the existing structure will remain parallel to the street. It is currently 20.1' from the property line. We are proposing moving the house forward 9'-7", so the front porch is forward of the front yard setback line by 4'-0 to allow for a larger "connector link" between the historic structure and the new addition and to move the house far enough off of the rear yard to create 2 additional parking spaces along the alley. This also allows us to keep all of the new development completely behind the plane of the back of the historic home. 2. The proposed renovation will place the front porch 4'-0" in front of the front yard setback line: this will put the plane of the front fagade within the required 5'-0 of the front yard setback, more specifically 4 16". 3. There are no proposed fences or berms for the project. B.1. Building Form 1. Secondary Mass; The requirement for 10% of the total square feet of the project will be met, as approximately 50% of the proposed development will be attached to the existing Victorian home via a single story "link" element that is 18'-6" long. This link is between the 2) two story elements. 2. This link meets the height requirement of having a maximum plate of The link will have some portion of it used as a deck for the back unit of the duplex. This deck will have a glass railing, 100% transparent. Please see plans and elevations. The link is 23'-9" wide. We are asking for a variance from this aspect of this design standard. We feel that the longer link, moving the two story mass further away from the Historic resource lets the original building be seen better from the street and will not be over shadowed by the new, modern unit in the back. Though the width of the link is wide, it is narrower than the historic building, set back from both the east and west walls of the building, exposing both back corners of the original structure. C. Parking, garages and carports 1. This property does have an alley and the two, single stall doors are accessed directly from the alley. D. Building Elements 1. Street Oriented entrance and principal window. The proposed duplex sits on a corner lot with the historic house facing Bleeker Avenue as it was built originally. This unit has a front door and the original primary windows that satisfy this criteria. The new unit at the rear of the lot has a front door, porch and primary window that all face Monarch; this unit is set too far away from Bleeker for it to relate to Bleeker with the entrance. The proximity of this portion of the building to 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 .. Monarch, makes it appropriate to address Monarch with the entry; thus, this unit also meets this standard. Dl.a The entry doors on both units are in the front fagade of their respective buildings and are no more than 8'-0 tall. Dl.b Front porches: Both units have covered, front porches that are one story. The historic unit originally had full width porches (as seen on the Sanborn maps, Exhibit A). At some point those porches or roofs were removed and replaced with small roofs that covered just the area of the door. Please see photo as part of Exhibit A to see smaller roofs. We propose keeping the full width porches and roofs that are evidenced on the Sanborn maps in the late 1800s, but removing the gingerbread that was added at a later date. The new larger porch roofs were built in the 1960s. (not sure of the exact year; possibly in 1965 when the asphalt siding was replaced with wood). It is our feeling that the larger roofs on the building are more in line with the original roofs and that these roofs will satisfy this standard; will have a 5'-0 deep porch that will be over 50 sq. ft., will still be historic, will encourage the use of the outdoor living space and add vitality to the streetscape. The front porch on the new unit facing Monarch will have a 5'-0" deep porch; which will extend 3'-0 past the setback line. Thus we are asking for a 3'-0" setback variance for the length of this porch, 12'-0". It is 72 square feet. The porch will also require a variance from the combined side yard setback requirement of 15'-0 for the length of the porch; we also need a variance of 8'-0" for the 12'-0 long porch and a variance of 3'-0" for the length of the building that comprises the main level of the new unit. Since the property line is nearly 19'-0" from the edge of the road, this variance will have no negative impact on the neighborhood on the east side; on the contrary, it will bring the front porch closer to the street which will have the effect of encouraging the interaction between private and public. In considering the combined side yard setback, please note that the basement level is right on the 5'-0 setback line on the west side of the building (opposite the new entry porch on the east), but the exterior wall is set back 3'-714" from the basement level; this makes the request for the combined side yard setback only applicable to the basement level which will have no impact on the neighbor to the west. D2. The primary and dominant front fagade of this building is that of the historic building, facing Bleeker. The historic building does meet this standard, if it is renovated back to it's original condition as mentioned above; with the full width porches, the one story element will be present to meet this standard. The depth of the front porch is only 4'-4" deep however. The secondary porch is 5'-0" deep, 2'-0" shy of the property line. Both of these two porches are more than 20% of the front fagade of their respective units; but neither porch is the full 6'-0 deep. The historic porches remains the historic proportion and porch for the new unit is held to 5'-0 deep so as not to require any more of a setback variance, and the proportion works better at 5'-0". D3.a Street facing windows shall not span between 9-12' above the main floor or where a floor may typically be located. There are no windows in this "no window zone" in either of the units of the duplex, the windows in the stairwell in the new unit 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 .. meet the exemption for windows in this zone. This wall is set back slightly with a different material to demonstrate from the exterior that it is indeed a different space. D3.b There is only one non-orthogonal appearing window in the building, in the front fagade of the historic building. It is a rectangular window that has had trim over the top of it to match the rake of the gable from it's original construction. D4. All the light wells, for both units, are located behind the front fagade of the primary section of the proposed duplex; the historic building which faces Bleeker. There are no window wells in line with the front fa,ade, facing Monarch. E. Context 1. Materials. El.a All of the existing materials on the historic house will be cleaned up and repaired as necessary to maintain the historic character of the building. The proposed new materials on the modern addition will flow around the building in a consistent manner, with very few material or color changes. El.b The palette of materials will be different than the historic building; but will be true to their natural characteristics with heavy materials at the bottom of walls. El.c Highly reflective materials will not be used anywhere on this exterior. E2. Inflection. The proposed project is located on a corner lot, thus just one adjacent lot; which lot is empty, serving as the large yard for the home another lot to the West; which home is two stories. Thus, this standard does not apply to this structure. Section 26.415 - Historic Preservation Section 26.415.070 - Development involving designated historic property or property within a historic district. Section 26.415.070D Certificate of appropriateness for major development Dl. This development meets all the criteria for being a major development: a. it is building a new structure in the historic district b. it is altering more than 3 elements of the existing building in the restoration work of the Victorian and adding an addition to the back. c. it is expanding the floor area by more than 250 sq. ft. D2. This project does not need any additional Land Use approvals. D3. Please see section 26.304 above for the general application information. The attached drawings shall include alllisted drawings and requirements, including conceptual materials, and 3D renderings of the project. See Section 26.410 above to see how the project complies with the residential design standards; see Section 26.415.110 for a detailed summary of the variances being requested. Section 26.415.080 - Demolition of Designated Properties Al. This application to the HPC seeking approval to renovate and remodel a historic resource, create an additional unit in the form of a modern duplex to the Victorian house, includes the request to demolish the existing garage structure. A2. Please see above for general information in Section 26.304. A2b. The existing garage appears to have been built in 1904; which makes it old but not constructed with the original home. In fact, the maps show that a different garage was in existence in 1898, then removed. The current garage has no architectural value or importance to the history of Aspen's culture. Please see the 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 .. attached photos, plans and diagrams showing the history of additions and removals to the home and the garage over the years. Exhibit A. A3. We ask that this demolition request be reviewed with the rest of this project, as it is all relevant only when taken together. A4. The garage meets the following criteria, meeting the standards for demolition: c) the structure cannot practically be moved to another appropriate location in Aspen; it is not worth the expense to move it and d) it has no historic significance making it worthy o f being moved. Additional Criteria: a) The small garage, behind the historic home, has no significance to the parcel or the Historic district as it was constructed decades after the home; it's removal will not be a loss to the community at large or the historic parcel. b) The integrity of the Historic parcel and Historic District will not be adversely affected by the removal of the garage. The important and significant resource is the home facing Bleeker Avenue. c) Demolishing this small garage will have no bearing on the historic preservation of the area; it is the house that has significance and it will be renovated and restored. B. We are not seeking a certificate of economic hardship. Section 26.415.090 - Relocation of Designated Historic Properties Al. Please see above for general information in Section 26.304. A2. The existing structure has been very well cared for over the years and is in excellent structural shape to withstand the relocation. The original home will be moved using the technology and practices that are typical of this type of work; being done by a reputable contractor with a history of successful house movings. The move will also be overseen by the structural engineer that will outline all required bracing and shoring for the move. A3. The entire original structure will be lifted and shifted forward and to the west. For the construction of the proposed basement, the building will be left on the temporary structure that suspends it above the ground high enough to allow needed excavation and construction of a new foundation and basement level to the structure. The proposed plan for this building is to move it forward on the existing lot far enough that there can be a substantial single story element between the historic resource and the addition of a modern dwelling at the rear of the lot and more than meet the 5'-0" rear yard setback and allow for two additional parking spaces. The proposed new location has the front porch 4'-0" past the front yard setback. The home is also moving 1'-4 to the West to save a large tree on the east side of the property. A4. Once put back on the new foundation, the home will be completely renovated with new plumbing and electrical systems, any damage done to the building will be repaired and the new addition will be incorporated into it. A5-9. N/A This house will remain on it's original lot. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 .. B. Procedures for the Review of Relocation Request. The applicant asks that this request be reviewed with the rest of this package as it is a major development, pursuant to Section 26.304.060.B. The consolidation of all requests will be the most efficient use of time for the members of the HPC, Staff and City Council. Thank you. C. Standards for the Relocation of Designated Properties The relocation of this building meets criteria 4) The relocation is an acceptable preservation method given the character and integrity of the structure. Additionally, the move will not adversely affect the integrity o f the Historic District or diminish the historic, architectural or aesthetic relationships to adjacent properties. The relocation is very minor, allowing for more separation between the historic resource and the proposed addition and allows us to save a mature tree. Additional Criteria: 1. The building is capable of being lifted and shifted onto the new foundation; the structural integrity of the existing building is completely intact. 2. The building is not being relocated to another site. 3. There will be a structural engineer involved in the planning and the physical lifting and shifting of this building. The details of the shoring and bracing will be specified by this engineer and coordinated with the house mover to take all precautions available to protect and stabilize the building during the move. D. Procedures for Considering Request for Relocation of Properties under Consideration for Designation. N/A; this property is already on the Aspen Inventory of Historic Landmark Sites and Structures. Section 26.415.110 Benefits Pursuant to this section of the Land Use Code, the applicant is seeking certain benefits being offered by the City of Aspen to encourage good preservation practices; taking advantage of the preservation tools that were developed to help owners, in response to the tight historic preservation controls legislated by the City. A. Historic Landmark Lot Split The code allows for properties on the Aspen Inventory of Historic Landmark Sites and Structures to be exempt from the GMQS requirements allowing owners to create a second dwelling unit on the designated property. We are requesting this benefit. Section 26.470.060.1. Allows for the development of a duplex on a parcel that contains a historic resource; including the renovation of the historic building and adding a second dwelling. This section also states that no affordable housing mitigation shall be required as a result of the additional dwelling unit. To make it fiscally possible to renovate this historic structure to the level of detail that the HPC expects and that we are proposing to accomplish, an additional unit is needed. Thus the request for the duplex on this historic lot. B. Increased Density The R-6 zone district allows for a duplex on the historic parcel with the appropriate approvals; which we are seeking here. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 .. Cl. Variances The applicant seeks to take advantage of the offered variances to the to meet certain design criteria and to save a mature tree, as outlined here: Please see Attachment 3 of the Historic Preservation Land Use Application. Side Yard Setback: Requesting a 1'-3" variance on the east side for the front porch o f the second unit, facing Monarch. We met with Ben Carlsen, the City Forester, to discuss the many mature trees on the lot. We told him that we would do all we could to save the historic cottonwood along Monarch Street. To accomplish this, we made the building 1'-4" narrower at the modern unit of the duplex in addition to moving this unit 1'-2" to the West to get the construction almost entirely out of the drip line of this tree. In order to keep all of the new development to the back of the property allowing the historic home be the focal point of this corner lot, we designed the new unit to be completely behind the historic building. In doing this we are requesting the side yard and combined side yard setback variances for this small element; which is virtually see through as the porch is on grade and the roof element will be a cantilevered element, with no columns. The City allows roof overhangs to project into setbacks up to 18"; we are projecting 15". Combined Sideyard Setback: Requesting 8'-0" setback for the 12'-0" length of the entry porch, which faces Monarch. Beyond the porch we are seeking a variance o f 3'-8" for the remainder of the width of the front faga(le of the new unit. The opposite side of the building, which creates the other side of the combined setback, is the low, sloping roof at grade that provides the skylights for the lower level that is right at the setback line. The perception from street level is that the house is narrower and meets the 15'-0 sideyard setback except for the roof of the entry porch; which is just a roof and two columns. Please see Site Plan. Rear yard setback: We have reduced the size o f the building in the North / South direction and have moved the building forward on the lot to eliminate the need for the rear yard setback for living spaces. We heard the issues of the neighbors and responded by moving the garages forward of the required 5'-0" setback. This move also enables us to provide two additional parking spaces. Thus there is NO REQUEST FOR A REAR YARD SETBACK VARIANCE. Parking: By making the adjustments to move the house forward, we have created the required 4 parking spaces for the duplex; two in garages and two behind the building. THUS NO PARKING VARIANCE IS REQUESTED. Front Yard Setback: In response to concerns from the neighbors, we have adjusted the floor plan and moved the building forward to allow more space for traffic, snow removal and parking on the alley. The feedback from the HPC meeting was that the impact on the front yard was far less than the rear, so we are requesting a 4'-0" variance for the front porch on the Victorian. This leaves the home nearly 12"-0" from Bleeker Street. C2b. Shifting the bulk of the living space of the new unit to the upper level and the rear of the lot, allows for a substantial single story "link" element. To better enhance the historic resource, the addition of the modern second dwelling is 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 .. separated from the rear of the historic building by nearly 19 feet; allowing the historic resource to be the focal point of the lot, especially as viewed from the front and East sides. We moved the living space on the three levels forward further than the rest of the house to create more interest on the back fa~ade, to break up the tall mass of the building; also in response to the concerns of the neighbors. So the living space was moved forward on the lot 5'-0". D. We have created the four parking spaces required for the project, thus no variance is requested for parking. F. Floor Area Bonus: We are asking that the HPC grant us 448 sq ft of the possible 500 sq. ft. bonus, as we are taking great care in restoring the historic resource to as close to it's original look as is feasible in studying the history o f the building and complying with as many of today's Land Use Code standards and requirements as possible. Amy Simon has provided us with some photos of the original house and of the details of the home that we will use as a guide to bring this home back to it's historic appearance, including finding a metal 'chimney pot' to replace the original, removing the gingerbread trim that was added in the 80s. Not only are we taking great care in renovating the historic home and keeping it as the center o f attention on the lot; we are saving the historic cottonwood trees. Section 26.575.020 - Calculations and Measurements. Please see attached Floor Area Ratio Calculations as Exhibit D. These calculations were made in accordance with the regulations and rules of this section and Section 26.710. The Floor Area for this parcel is 3600 sq. ft. for a duplex on a 6000 sq. ft. lot, plus the requested floor area bonus of 448 sq. ft. = 4048 sq. ft. of FAR. The current measurements and calculations per this section have been addressed in the calculation of floor area for the building; including the subgrade space; please see attached. The changes to the building comply with the definitions, requirements and limitations as outlined in this section. Section 26.710 -R-6 Zone District; Medium Density Please see the attached Survey as Exhibit E, for compliance with setbacks. Any changes or additions to the building will be in compliance with the setbacks except as noted with requests for setback variances. Please see Attached Floor Area Calculations as Exhibit D. In Summary, the proposed changes to this building comply with all requirements, limitations and restrictions as outlined in Title 26 of the Land Use Code, as described above; including the request for certain setback variances and benefits as offered by the City to projects that are saving our historic resources. A comment on the design concept is warranted here. The roofline of the modern Unit at the back of the lot is flat or slightly sloping for a couple reasons; 1. We felt the simple forms behind the angled roofs of the Victorian would be less distracting, acting more like a backdrop for the historic structure. 2. The flat or almost flat roofs are much lower than the ridges of a gable roof, which would be far more imposing behind the smaller scale of the historic building. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 .. Thank you for your time and feedback at the first HPC public hearing. We have made numerous adjustments to the project in response to both the comments of the HPC and the neighbors that attended the meeting, by reducing the size of the building by 78 sq ft., moving the house forward on the lot to eliminate the rear yard setback variance for living space; created all four requested parking spaces and will continue to work with the neighbors and HPC to make this a great renovation project. Thank you. We look forward to working with the HPC on this renovation and addition. Sincerely, Kim Raymond, Principal Kim Raymond Architects, Inc 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 GENERAL NOTES PROJECT: .: THE ( DITRACTOR 9,ALL 81 RE 4P[ll,%1&~E TO IN5URE 114,7 ....{)N CONFO.3 TO All NATIOUL. 6 TATE, Ir. AL .D ~ELATED ... ..0 ./71(E' 17 CEILI., IN ~DER *~ING . BE 2*4 JOIST' AT 24- 0 C FINISH TO e E 1/2 GYP'il~Â¢ 80AED PUNeIN{. NOTE'. ~1- 8 INLE& MyTED OTHER,InE 232 EAST BLEEKER STREET THE ARCHITE{r Ale -Ell guLL APPROW -EWAe la TERIAL~. . Ip,ENr FIXTURE9. ET{ 1 I. PL//ING SYSTtl ro . INgALLED IN STRICT ..DROAMa ./. IC'Al AND 'TATE PLL//ING CODE ASPEN, CO 81611 u : I iÂ».Irrio â„¢E CONTRACTOR %HALL '*IDE THE BulloING ....MT .. A srTE .rri... REP(*T #Al[}* 2 T. ./.ING CONTRA(TOR /) . .....rl. FOR THE '.PUTE PLLJI.. ..PEâ‚¬TION, REPAIR AND U 19 OMITTED PRCVIDE A NIND~M (1) YEAR RARUMTY AFTER 01'~ER'rAÂ«EPTAN, E I To ORT~I.. A /,ILDIN~ ..., ' REQuIRED ~ 1 ALL f.}TI.â€¢~ TO .AR . .DISTURGED ./ OR ENG'EERED (CNPA(TED ILL 20 STAIR (*mu(TIoN To 86 Â£' .rTH '/4 H.... i,AER' FREN â„¢E La,ER m ./ LEVEL. * .0, 3 .1 [ENT'/TORS D,~rTED . 0. 9,411 'll ..E J.B In' P./R nt BIDDING IMF PROJE(T TO ~EUM' PARCEL I.D. # 273707316006 (CERTIFI./. 8Â¥ A LIEN%ED CIVIL ./INGER) .pliAL Foor// T. SE A 'INI// 42- RISER% FROM ~IN TO UPPER LEVEL .TH L[VEL~ HAVE 4 HARÂ¢~00 TREA' nIâ„¢ IUR00[1[10 ~TAIR &KIRT FAWILLAR MIn, TE EXt%TIM(. UND!,m ANY PONBLE INTERFERE,KE BELOR GRADE UZE AND REINFOR{E~ENT AS PER FOX}n144 MHEDWLE OPTI[~AL REFER To 9â„¢xnJuL DRarâ€¢6 PROv[Di 5/8 TYPE )[" GYP~~ BOARDCÂ»RALL5 AND ~OFFIn Â£ 5.2 lÂ»IDER ANY D~Lf}bED T.TAIRWAY PROVIDE MINI~N .Â· 8 MEAD CLEAR##(E Al ALL P(>Im PEOVIDE 2 4 w. Pll,48.6 IM' LED"Iâ„¢Ill All(X'%IDE R.gaL BE .1.INWUTED 8 E 2 FINI..IN(. TO PROVIDE FOR DRAINAGE AAY ROM BUILDING AND 010ETER 'cÂ»,TIN*~ IUM[Uls AT ALL 5TAIR' 0//0 N. liS T}UN 34Â· OR /(IE THAN tHÂ· - THE CEÂ»TALNNE~ OF DRAINA' NITHIN PROPERTY M. ** uu END' 610Â£L ~ InANÂ£D OR TERMINATE AT 8/ PO. HUMDRAIL WALL PROJEâ‚¬T NDT 5 ALL INTS SHULL RE ....â„¢E FEWE. NUâ‚¬ER PolbieLE TO lâ„¢IT ROOF PENETUTIONi UID %= I ARCHITECT: LES% â„¢IN 1 1/2- FRU~ laU RAILD,e To BE . .Mp m EDIATE aW [10 PATTERN SO AN OBJEO . MINIMU/ / 10' 0 FR. EAVE'. ALL VENT~ TO I A MINI# I C PIPE Ir..1 18 3 F./DATION .ALL To / r THICK CAS PER .... TOP OF .ALL TO / A ./.JM Of 4 IN .Le/TER '*. PASS THRX}GM 6- A~NE FIEI.ED 6:ADE PROVIDE V R!6ID IN~ULATION AT EXTERIOR ~/ ~ATERPR[Â»FING TO I 'DIR HEADS 'ILL HAVE A /0/ RATE OF 2 5 0.4 DR LEU KIM RAYMOND ARCHITECTS. INC. 2. DO'~1 -U OVER FOOTER INSIDE Of ~ALL T[} eE AIR~ED OUT ~ITH 2 X H LAID FLAT 21 ut 'REPUâ‚¬e -0 CH~En TO BE I~TALiED PER -IUFArlmER'% [NiTR[JETION& 8 RE(O~eDATICÂ»4% ; tz â€¢rn, FUL~ BAn IN~uLATION AT LIVINO AA= 7 'TER (10%Â£" TO HAI E{ 010 FUMH TA- (1 6 (LAI ./ FLU.) 802 EAST COOPER AVE #4 4 .....0/' To BE 4 C./RETE .. 0/R FOIL ./K RIGID Â¥,iND(~0% To UH E:aERIOR FACTORY NINIg, (OL. AS PER DNIER P~ViDE CCUBLE PANE IN&ULATICÂ»10Â¥ER MINâ„¢* C* 4- CD*A(TED â‚¬AAVE~ I.EE 'TRU. TURAL ".ING~ â„¢%0LATED. LE* E GLAZING. PROVIDE MREENW ALL OPE~~E -m FIELD VERIFY -= - 8 ALL ./E ./% .Al L . NON FRâ‚¬EZE .PE IrTH I. 1:F i(.i. P.V./ER' ASPEN. CO 81611 E F. REINFOR'Eâ€¢â‚¬NT OPENINGb BEV(]RE ORDERING B# WPPLIER 70 VERIFY DUT THEIR ** /ILL â€¢EET LIQff * VENT[LATn. REQUIREMENT5 .gM ~ALL 'ET EXITING REQUIREe. PR.HE TEF.D GUSS .ERE 9 ...R ./.GE TINK' ( [F ./) ./. HAVE 16nM" .UPPING TIE ./.' 970-925-2252 I 2 Ej 5. EXT.I. DE. OVER INTERIOR, CON..... gA(E 'OPE ./02 Te ./IN OR All REWIRED PROVIDE DRIP ~LA%HII*. (nER HEAD% OF ALL ~INCO~ AT EXTERIOR PROVIDE fnw~ INJECTED FROM * /EE FLOOR PUNS) USE = INgLATION IN (AVITY BITUTHENE IN,ULATION '.EAL AT ALL /14 (AVITI. AL~ FIXED GLA%~ TO I 5A~n. 00[m, TO â€¢EET MBIRMU- 10 Plu~ING VENT& â„¢RaL' ROO~ TO BE MINâ„¢~ V DIAMETER 'PE (IRC P3103 2) 1.1.11- JLO 1&' EN' ~JAY AT All INTERSECTION~ AND / CR PENETRATION' VALUE . 35 I p~no rF APPLI(ABLE. TO BE ~TONE VENEER OVER t./RETE .AB, REINFOR.. Irâ„¢ 11 TIE GA' PIPE 5~Â£.TEM . 4 0/ STRUCTURAL ENGINEER a PROVIC* 30Â· CLEAUKE F=N R~GE TOP TO (CMBUSTI8LE MATERIA" FIBERIE" DVER ./.IM 4 COMPACTED GRAVEL ~l[~G MINI 4JM OF 1/4~ PER FC*)T TO DRAIN A.Y Fl!(N ILDIN. PROVIUE FLrm DRAIN ~D DRIP PUI UIOER wATER ,+EATER, ~HERL rÂ·Tâ‚¬ i AND Â»MY on+ER Eq,J- I ~4 ~ mER~ SHALL BE Fih I~EO TO A HEIG,T . ~T LE~ TIUM 70' ABEM THE DRAIN INLET 1*TER~A~~ LotATEO ~Pr~ A ~)D Flâ‚¬X* '.GEM I %HALL BE N{N A8*]]RM PRDVIDE TÂ¥-REU 6LA%% 90~R ENCLOWRE ~HERE *TED DOOR TO %* 7 DE( K& TOI ~COD FRAID . PER PLAN PROVIDE P[}l,ITrVE DRAINAGE ~AY FROM (*,TWARD BUILD.. PR~IDE GUARDUILS *IERE OEâ‚¬K~ OR %TAIR& ARE 30r ABDVE 6RADE ,â‚¬(HANICAL NOTE 4 RAILIN,A TD 6E 36- HIWI * m ALLm ERE OF C DIAMETER TO PA~ 25 .TER UOSET CLEA~ICES TD BE .... I .EAR AT F./ .0 .- (LEAR AT SIDE â„¢REU614 ~Y P~T OF THE RAILINM.TE. I.MI,0 e f '~.'. 1'.[-09 1 DRYER EXI'JI .J. m . VENTED TO EXTERIOR OlKT TO BE RIGID Al(NINUM ETH MA*I~JM LEN~DI N ti,~Clils.,lo~5 ,~ IM~ ,â„¢1P~RT 26 PAI. SCHEDULE, ./., â‚¬ (]LOR ET' TO ' CIROINATED ~ITI ./EE PRIOR tO '.TALLATION 14Â· WITH (2) 90 DEGREE Nâ€¢GLE~ N ./ PLATE TO . PRES.RE TREATED a . FreERGL. 'ILL 'ALER A.HOR BOLT% 03233%%1= AÂ·. PER 'TRIRAL PLAN5 PLAT' m " A ...JI OF 6+ ABOVE .R~DE EXTERIOR 2 ....R[â„¢ ....T DIT ./K .0 KITCHEN ./0 ./.i. TO . C.....D tTEEL â€¢Â»D ~IDIN[G TD HAVE (D {()AT 'EMI TRAN 5 PARENT STAIN AND ONE ({]AT DF 5EALER I AIRRED (*]T ...S TO @E .4 'Twoq /7 16" 0 C ..11 'REATED SILL PLATE RAMSET 3 ING .....E .... I.TA/ (op......6 PROVIDED . /.TRICAL C..... Wil {(*UITE I. AT 24 H HI/0 WL OUT 1 1/2- FROM lO1Â«RETE iL TOP EXTERIOR .00 ........... HEAD ./ FA{ IA. %0... El t> RE<EIVE (2) coA..AiN &1FI W. ...1 ~ .101{~ PLATE 4.Â£[WRED TO RAFTERb ~ITH FIRE â€¢,TOP PA(KING 8ETWEN TOP PLATE ANO CON( RETE AND CME COAT OF %EAkER uti PRovIDE R 13 ~râ„¢ BLO~ IN IN~LJLATION AT FURRED {g NALLS FINI. 'Iâ„¢ EUEWEL UILS A~ BE~~ TO kE(E~E {2) COA. CLEAR MALER ~0 DI~IEIT BT 5 ...... ' .....R %/ALL CE'IN THE HEATI'l zoll .Â¥wr n~~LfT TME ./. â„¢E 'Â¥STE~1 %HALL PAINTED 6/8 BE 'APA.Â£ of *INTAINING 70 DE. En FAMRENHEIT I 3Â· AeovE â„¢6 FLOOR â„¢R[Xj..#.RE ~UPPUER TO 10 FRAMED .00. TO RE~EIVE FUU BATT rNWLATION â€¢i,400,5 TO,IAVE FA(TORY FINi~H PRovmE HEAT Lo~ i AL(ULATIONS, %!*}P 0~A~IN,i~. THER~5TAT L~XATIC~% AMD CUT SHEET% ON Au PROPOMb INTÂ£RLOR .LlifNENT InlrPMENT Ab PGR '8{ %E{TI[~N i10 11 PR[]VmE MANuFAGURERÂ·' (LEARAM[/ PROVIDE MINr~4 1' (LEARAPKE BETWEEN CLAS& 8 VENT AND <rÂ»QnTIBLE MATERIAL9 CONTRACTOR: INTERIOR ~ALL~ TO BE Zx4 OR 2*6 %1UO~ AT W 0 f (PROVIDE TREATED %ILL I~ERIOR GY.UM CRO â„¢(UIDI~ ALL ~ALLS. 'EILIM,h m, TO RECEM (1) C~T PVA PRI~' PLATE mIERE IN CONrACT Wrâ„¢ (ON(RETE) PRO,~IDE ool]8Lf BA~E PLATE P~OVIDE MID AND (2) COAT& A(RYLI{ LArpx .AM / fx KIN' LN .LLS EX~ EEDI. le' 0 BOARD FINISH EAâ‚¬H bIDE PROVICE ~ATER #ES[UNa GYPS~ 8~RUDER BWI AT ~IET LOCATI(Â»IS INrâ‚¬RIOR TRIM FINI~11 IN(LUDING 8hE. CAUNG. COOR&. 8E-. TRIâ€¢l â‚¬Tr , TO RECEIVE Cl) COAT .% â€¢AIND IN'~ULATE ~ALL!, BETTIEEN DIFFERENT l!5E' â€žID (2) COAT' EIWMEL, OR (2) g. .AIN AND (1) a)Ar LA,ER. 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[UNDE AT Ge' EXTERIOR ~LLS, 0(â„¢LE TOP ~ATE AMD D{X*LE BAU PLATE FDA RAOIANT FL[K= LEVEL. #HED .~EMENT% AND IN GARA6Eb - RE(EPâ„¢LE1 TO HE W *N ANIN8HED INgALLATION (PROVIDE TREA.0 bOLE PtATE -ERE IN %/7 irâ„¢ aÂ»ICRETE) (FIRE FLOOR BOKING AT 'OFFrn, FL~)14 AND ... JOIST LINE& A~ RE~RED. FIRE ELOCK AT 10' 0' O r VERTI(AL ~0 HDRUONTAL AT ATTICS Ue CH-I ~PAâ‚¬ES FOR ZEED CLEAUM' 2 ALL Â®RK TD ( (/ILÂ¥ RIâ„¢ 2005 N E.' I. L(X AL ( ODE' ..0 000'MANCES FIREPLACE CHI~m) 3 ....To ./.Y ./IT FIXTURES ./. .{ATED ELE{TEr(AL (C~RACTOR m PE[}VmE ALL RCIJQI IN 15 04ITTED M,TERIAO DKWDD,6 BUT NOT LDETED To MIRE, * Â«HON BOXEh ET( SHEET INDEX 16 R.FING TO BE Ah DEPI(TED UPON ELEVAT'ON' .0 al]ILDIN{, hE(TION': PROVIDE 4 LIATIC~ F. IL %.MES. RECEPT'll TE.mÂ«,E ..' .D TV JACK& To I I.-NED I INER A 0,1 GENERAL NOTES, SHEET INDEX, EAVE AND RA~E FLA'.M[N~ TRIM ROOFING AND RELATED ITEM% TO aE INSTALLED PER -Il]FACTURER'S IllyRERTI[~% 18~ MEMBRANE TO 8[ IN4Â¥Al.0 OVER VEREA ~HEILD 5 'IRE F. (ATV'ACK%. TELEPICME JAC. ET' ......... OR Ab PER ..ER PROJECT INFORMATION, FAR SUMMARY OVER TAPERED, RIGID IN%UlATIOI (fO2 DRAâ„¢AGE>, enimiENE All PENETRATICNS, AND C 0" up ALL ' ER./ING "DE 'AL., A. ALL {HA/(,E~ 1/ R[. ..H, ET{ A 0.2 CONSTRUCTION MANAGEMENT PLAN 6 S.KE .0 (ARM *XIDE DET. I*% TU / *20 /!RED TO BUILDING CIR(UrT ~1â„¢ UmRY UCK UP. pRovrDE %â€¢Â«*E DETE(-TOR~ AT ALL BUILDING LEVEL%, IN ALL 2EDR(x~, AC{EtS TO ALL 1{DR~~r Eln ~0 CO NEW ROE)F' .Aâ€¢Â¥E PER %T.(TORk FUICMG PLAN m DEPTII RITH A MINrkÂ«~M CETE(I~>Rb Ah R. ED 0~ O 2- THICK 8Loar~ EA(H ENO - 3/C TAG SHEATN!- R. PERPENDICULAR TO RAFTERS SEE %TRUCTURA1 GENE- FOR DIAPâ€¢tA6â€¢ 1.Al~I,Â«, Â£ HURRICmE TIE FAR 1.1 EXISTING FAR CALCULATIONS 7 ExTERIOR .TING TC BE RECESSED CAN LIQI' ./ 0// DIRECTEO 'LL SCONCE~ APPRO. D IR .T DUMNS PR()IDE 9' L. W ASED 81- IN IMUATION ~râ„¢ 5 5 Or BAr BELO,L FAR 1.2 PROPOSED FAR CALCULATIONS LU O L~ATIONt DIRE~ TED ~Â»1 FR(*1 THE R()OF -,10 8~L0I,46. SOFFITS, AND MTAUEO â„¢ ACâ‚¬ORDANCE *[TH 'OU~Â¥ OARK 4. 'RE'I A 1.0 EXISTING SITE PLAN LU Z Climate Zone 7&8 A 1.1 SITE / LANDSCAPE PLAN 23 22 Prescriptive Energy EmciencÂ¥ A 2.1 LOWER LEVEL FLOOR PLAN Â§ m U) A 2.2 MAIN LEVEL FLOOR PLAN U +<C .ing R value 49 Wood Frame Wall R N . I A 2.3 UPPER LEVEL FLOOR PLAN Mass Wall R Vall 19/21 A 2.4 ROOF PLAN F.' R value 38 VICINITY MAP: 0 8aseme'Wall'Â·value 15/19 A 2.5 EXISTING PLANS ~ Slab R value, Deprh 10,4 M {A Fenestr@tion LJ Fact/ 0.35 A 4.1 NORTH & WEST ELEVATIONS t < A 4.2 SOUTH & EAST ELEVATIONS 32/ 6. .i j '..4,1 0 ZONE DISTR CT R,6 MEDIUM 2 4 .../.... A 4.3 EXISTING/DEMO EL[VATIONS DENSITY RESIDENTIAL 94 LOTS,ZE 6000 EC FT 4 *4 $ 1 1 8 A 4.4 EXISTING/DEMO GARAGE I I t,G~:EV ~ DATE ISSUE 3 600 SQ FT ALLOWABLE FLOOR AREA FOR DUPLEX :: Â«Â» A 5.1 BUILDING SECTIONS 50% MAXIMUM LOT COVERAGE RESTRICTION FOR LOTS OF 6000 Sa FT s A 8.1 WINDOW & DOOR SCHEDULES E e 15% OF ALLOWASLE = EXEMPT DECK 540 IF 2 i 6 232 E Bleeker St i . IF GRANTED, THE HIC BONUS of 500 ADDITIONAL SQ S 1.0 GENERAL NOTES, STRUCTURAL FTWILA.0/4100 FAR' 155$ DECKS I. 615 I 1.....9. In _ S 1.1 STRUCTURAL PERSPECTIVE I - i S 2.0 FOUNDATION AND MAIN LEVEL DESIGNATED LANDMARKS LOCATED OUTSIDE OF THE ISTORIC DISTRICTS. OF' 34- 1992 : , e S 3.0 MAIN AND UPPER LEVEL FRAMING PLAN ' - I./. #. . FRAMING PLANS CITYAND TOWNSITE OFASPEN Block 72 Lol R AND- Lol S Scale AS NOTED jifi.-: S 4.0 ROOF FRAMING & DETAILS FRONT YARD SETBACK 10'-0 . . 1 . 5 5.0 UPPER ROOF FRAMING DETAILS =/"'= ~.al REAR YARD 5-0 FOR GARAGE SIDE YARDS 5 0 MIN :2/ft/' *-VI.& " '7 3 Â£ ...:Il {~1~ - . I 5 6.0 MAIN LEVEL FRAMING DETAILS 1 5-0 COMBINED ~ ' ' ~ S 7.0 LOWER LEVEL FRAMING DETAILS ~A~Â£ ~Â£[N Â£â€¢1~8R0ED OR Z I , 1 4" S 8.0 BUILDING SECTIONS LAa[LKDSC~Le' REDUCCO r CC- NG ALL 6 1 1/I ", 4. â€ž. './.-1- .#.]LI.# I. 'E MINimmah,Wht(fqeit 25 - 3 - 5 9.0 LATERAL SYSTEMS PLANS Min,/Mm distance belga/*ched blg illgag//he 101 (feN) 5 feet Percent o f onen Gnace reouired for building sileÂ· No requiremen, Flogr arril ratio Far,plics; te cpo fiuming ond nong,infunnin, 1* 'f rÂ¢gmdrÂ· AO.1 Users/kil/Desktop/FILES TO BE WORKED ON AND RETlJRNED TO SERVER~232. FFKER 11.16'14 10.24.14 pin snÂ·le-1,1*U,!MI 12= 322329 NOI1VINk:Od 11Â¥MBN39 X31dna Nk1300 3AN3AV SV3 ZEZ IR-6 ZONE DISTRICT FAR SUMMARY .V ALLORABLE FOR 6000 Sa FT LOT W 3600 Sa FT FOR A DUPLEX LOMER FAR 245.5 SF . I b Bi MITH HFC BONUS 500 90 FT = 41 OO Sa FT MAIN FAR 2075 SF - - -- .- DECK ALI_OFNANCE IS 1 5% OF 3600 -540 ea FT eARAGES FAR Â¢13.5 SF ~ S UPPER FAR 1546SF C Ek O ZA INTERIOR FAR 401 3 SF 6 â‚¬4 DECK FAR 35 SF Z C 20 1 0 Ill- f_ . r BRÂ¥222 . E 32 TOTAL FAR 4043 SF 0 0. tl 0 8 0 Â· 31 fri il mizi Ti-L *malUMrl(lrwle /,1â€¢w~ 0 ' m' 9 rn-/d/Â·Â· Â· 1-Â£h 1 0 =t---wr. = 01 1 P==E-a 21/4Â·. 5 /2 46 .'Â£ 0- . -I- =ry'll=9 , P.- 9117. R .-- 1 L 'L-, 60 1%*-+8149 -9 0 6 B C= N n -11....'.re -7 + 10 1 1 : 0. 2=E ITT- U $ . --1 .4- a, . r" -,7 0 1# 11 1 +1-=A, 15Â·1-2 Â· 0- 1Â£1/21 2__ - - TkiftÂ·- -. 6,11 1 -1 1, - 1 w ..L 3-â‚¬1 ' ~~ ha â€¢li~'\~-~' 4-1 i ' El_,1 ,]411011 1 1 21-zi f]?79 0 21 L+3* Ert. , r INIIN --11) 8 E ~ 2.â€¢1. ft 4}- 6-/ .a --31 t'*1 -F==11 F- Â· - 4.17~1 6.85 .... r frile'a (7 , U< A.- 1 - 1, 69 04 . 11 4 ?2[Â¥11 - lLLL]J : Jt r n O 7 /02 3 6 1,1 Â¢=U G # /11 6 I [Lt r:~-~ hi gui 1 1 z 11,3 1 fi4*'Â· 1 1 DATE ISSUE 9* Afi O 0 0 O 0 0 O 0 0 MAIN FAR UPPER FAR 427+554-1546 ASNOTED 801+1265=20-75 LOMER FAR 1 q97 + 1755 -8782 x.08= : 4 5.5 SF i. Â·Â¤~ r.... ~1, V eARAeE 333-250-80/2-43 FAR UPPER. DECKS (TOTAL DECKS) 9:' 4.: - -I, M GARAGE 336-250-71/2-50.5 241+334-575 35 Sa FT COUNTS AS FAR TOTAL GARAGE FAME 4 3+50.5 = 013.5 ALL DECKS AT eRADE ARE EXEMPT LOWER LEVEL FAR UPPER LEVEL FAR A 1.2 I Ate W. MAIN LEVEL FAR SE*LE. t 1, tvolurnes/PROJECTS MASTER - MINI/232 BLEEKE. PLNS/232 BLEEKER 1024.14 pIn S. 11'JMdo~' X31dna Nkl3 3nN3AVM 318 1SVB Zâ‚¬E SNÂ¥ld BVH 59'-10' t - BLOCK 72 ALLEY P 6-4 b b *'/-11 lilli'.11.,1 -,f3* if *. .. b ...... r,ELL x4Y i9 1 1 , f--7 LA | 1 11~ 1 -1 Exs-46 PRI.E.I. r. BE REMOVED 73*1117 . 5-0 44 P Â«1-t- 4 3+Kes VICTOR IN I MOPE- 4.z-:i-1/- ~ ~~2 hy.: , .....E .... 1 ~8 6.161. 9 I .4. 4% i .,1.. 9 1/2 -9/At =Â®f U â‚¬>- 0 -1 5 M-~~ I le Be . 0 Â«liEL F= M Lt j r-----l-4 9- Â¤-2 9 1 1__,~~___~ I.STER BED'/O. / 00/' ll M-1- P ' E 'lle-El @'I=-fe . - 1-~le -1-' 11\ lj/19 Â£ i 11. 1 --. 1 1 Â»1- 1 1 7 *AL .... r - - -1- .1 ~ I kA./$-: ~ - . 1" ., ~ij~il4 kz 11 -1//Il */F.m' 2 /Ak . 0 , %- t _2 ZZ = t- - = - -71. =7 I 1 e.j./. ~~V 1 1.- -Ti 11 ~1 .-TT -5 7-9- 7--. i /7 4/7.5 h 1111_ I I / \ ~t-~2_2~ + 1 ,(197% .- e ~ 4-49042/20 .......1//0 i *'Â»aÂ«Â»29 Met-2.-9 IL--- 0 F~Ao 11 - / O + Â·1Â·J / ~ /X\/ \/ ilIEL. '.p'. ilÂ« PA-,0 - -- li *Viagm.#.O&%:.,*Al:J-Â»---{-20-~RyiÂ¥tfUELEL -V-in - '47/Â¥ PORS' CP-'0000000' , 0 47*2%>> 6088#5099 : b 00 - , 1 6/// I 0 0 21 ' / . U./ \ \ / I / \ \ COTTONWOOD 3.0. \ . / \ / COTTONWOOD / 46.0. , $ 28Â·DIA /1 \ \ / + 1 \ / I i \ / I / / ./. / / - I / /./ \ BLEEKER 6 j F/LET ~ ~ I / , U. W i C E HISTORIC MODERN DUPLEX 232 EAST BLEEKERAVENUE ..$ I b 2%23 j . m ASPEN, CO mil. ...1 a 1- -- 0 ;44#44 KirrFay.on.Ail"lle'ti IIi SITE PLAN ~il~!~':ii: www.Kimlay,-noridArchitects.com -01â€¢â€¢~5.0, tel 970 925-2252 email kim@kral.us .. uldÂ·'i ~2 0, .~3318 2â‚¬gs'-ld .In/19 8Â£2,ill/ /319Â¥...%Ulnlol T--â„¢C.. -*InFÂ¥A@41 - 133211% I I.-3WVNOM relisoy,lac]S 3~14$. i,REDEHUS FieUR=Uilthj E RER*' #14*U Rm+E kk j g ~ HISTORIC MODERN DUPLEX m"FR 22.â‚¬* : 22,21 1 ~.'4= A 232 EAST BLEEKERAVENUE 1/6..2, mqi C t... m ASPEN, CO 1-J liblidlih .- A- egly'.!2*RE! Kin, Ray mind ArchÂ· lect '1 ,/' :94"*22*2 EXISTING SITE PLAN UW'!5Â·0, www.KimlaymondArchitects.corn I 'F@69Â§2#Eij tel 970-925 2252 ernall kinn@krai.us uid n .01 U3>13319 2Â£â‚¬/UBAN_19 01 03N8f1138 01Â·IV No 03>IWOM 38 01 931!WOOPiGao/LUI~Ii'SJOGA/ 0 . . I#OROVEMENT & TOPOGRAPHIC SURVEY _. :gONW OZE m /9 I .1,11,1 . z 3 Â§60' ert I ... LOTS R & S, BLOCK 72, CITY AND TOWNSITE OF ASPEN S " <1- -, . A '07 9 0 SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH P.M. 411 1 11 1 ae 6 *DO:C - oo- 414* 6,443..... ffrÂ·*AAspen El; O 8 iLL,i COUNTY OF PITKIN, STATE OF COLORADO a OR . ' 0 0 0 *~'LY Â»M 7397) ' . .4 1 -r.1 .4 3 ..... r 3[0 JE 4 *A 30:k-0 'mUC 1 - 0 I <J . 01115<E .....~Â·44./ 2 â€¢ -4. 'e ' Â·â€¢ r..3 7 0 â‚¬ d ..wn 0 - .V- :T.a, i - -1..... m 1.... 9 :706 ./Ills . U . .4, > 7 -Â·'- ."./*.*/;~,/*.. : 632-E BLEERERT 1 Al g .. L C/F G : 20 1{:44&J , 1. - 1 i. U I t= i 1 ; 14 1 1 11 4 -a--4.,tit Â·7~ - - â€¢â€¢ .. 1 1 1 1 1 â€¢1*I;::.6-/ ParÂ¥1' 'I- 1 Â· -4 : . .. Gaslng .C. 30444. 1 i Â·',7 -Â©-9 294:'140, i 1598 BLOCK 72 - ALLEY GRAVEL ALLEY - - Aff,#7 0 494.1,-2.Â·it, :,Â·Â·,~~~~0~~Â·'igis- 6.1.4 4 . . ..2,44 (20.69' WIDE) r-NW CORNER LOT K I PLASTIC CAP ILLEGIBLE - ---- A-i-F-- f n-- - 3,1-1 7898 - --- .Ii :t ":bm ...PR, Â·VRL .., 11'' '. 4 - SCT BRASS PLUG " 1 LFOUND REBAR & 60.35' FOUND REBAR & -4249 IÂ· a . HCE INC.LS19598 ' , VICINITY MAP PLASTIC CAP '59184 -1 1 S75Â°09' 11 "E 59.83' ~ ~ PLASIC CAP LS25947 N8411'17"E 0,34 r~ x - Â· 1- STORY . SCALE. 1" - 1.000 ,-wooo 5 - I '- CONCRETE DR[vE . FENCE / --:.d. 11. ELI 2-=2 . 44 .0 . ROOF OvfkHANG -21 ' Â· /1 NO PARKINGJ / SIGN . . I . ..4 4 .2- F /If -.< ; .â‚¬-412 . Â· CONCRETE '. PAnO -Ati 1 1. 1 1 ~ Â· ~ .cia'Â·~ ~ ~ ~ < ,~ ~co-GEC-Â« 11Â£ a) N J = I .-w ' 43- 9- 1 .1-----1. > . , |wpog DECK, /-- ~'@ GRAPHIC SCALE 5.8 . .' 3 i -4 0 - PROPERTY DESCRIPTION ~ (nE) 4~2\20<Â©024<Â« 20 05~00 M 0 W N '00 4 LI,1 1 Z = 2 0 LOTS R AND S, BLOCK 72 CITY AND TOWNSITE OF ASPEN L. U i r 1 (IN FEET ) COUNTY OF PITKIN. STATE OF COLORADO, 111 2-m 41 ~ 1 inch = 10 ft - < 1.- W 118Â§ t 2 o NOTES: 3 *&6% e 2-STORY LOT SIZE b LEGEND Z E ~'t ~ - K 0% - WOOD VICTORIAN ~ 5,983 SQ.FT. ' 2 Â· I; 1.) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING N 75'09'11"W BETWEEN THE SOUTHEAST HOUSE ./ O - 1 GAS METER CORNER OF LOT S, A FOUND 1" IRON BAR AND THE SW CORNER OF LOT R. A FOUND NAIL WITH 1,1 32% E 232 E. BLEEKERSTREET | -- _ ~ C ELECTRICAL METER PLASTIC CAP LS 9184 IN THE TOP OF FENCE POST AS SHOWN HEREON. Â» G u, w 1 1 i./ -o- STREET SIGN BLOCK 72, A FOUND 1" IRON BAR AND THE NW CORNER OF LOT K, BLOCK 72, A FOUND REBAR 1- doc 3 TELEPHONE PEDESTAL 2.) THE PROPERrf BOUNDARIES WERE ESTABLISHED BY HOLDING THE SE CORNER OF LOT S, . *83 i i FENCE LINE AND PLASTIC CAP ILLEGIBLE AND PRORATING THE LOTS, Z KE 0 ID . (N1450'49'JE) = RECORD DATA o ER Z 2 3.) DATE OF SURVEY: DECEMBER 13, 2011 CONC. = CONCRETE -4 4 11 1 , EL = ELEVATION 4 ) UNEAR UNITS USED TO PERFORM THIS SURVEY WERE U.S. SURVEY FEET. 0-3 1 1 - -2 0 1 1 - 1 - 1.0 4 .Ju. 42 =Z- / . ).T DO- . 5.) THIS SURVEY IS BASED ON A BUILDING PERMIT SURVEY PREPARED BY ALPINE SURVEYS, INC Z . - DECK Z~ ~~23**2.44 23 0'(nc) o BUCHANAN RECORDED AS RECEPTION NO, 109023. THE CITY OF ASPEN GPS CONTROL 0 p WOOD J==Zi -Tginn, . .. DATED MAY 15, 1987, THE 1959 OFFICIAL MAP OF THE CITY OF ASPEN PREPARED BY G E MONUMENTA-nON 2009 MAP AND FOUND PROPERTY CORNERS AS SHOWN HEREON. .. ./.2.--/S / ..39 -EE 6.) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS AND EASEMENTS Z Â· OF RECORD OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN THE TITLE COMMITMENT ~ A LOT R ~ 1 1!-, 01330-34325). PARKING-7 , PREPARED BY STEWART TITLE GUARANTY COMPANY, DATED NOVEMBER 27, 2013. (FILE NUMBER 5 LOTS ep> METER ~ â€¢ , 0 . int ~P~ SITE BENCH MARK 7.) ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 i (NAVD 88) REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) BENCHMARK STATION S159 TFOUND MAR & ~ FOUND NAIL & PLASTIC-7 ' FOUND 1" IRON BAR , /PLASne CAP LS25947 CAP LS9184 IN TOP ~ x ELEVATION: 7898.57 ~\~~ , ' HAVING A PUBLISHED ELEVATION OF 7720.88 60.08' FENCE POST & '~ 8.) CONTOUR INTERVAL EQUALS 1 FOOT. n -- N75Â°09' 11"W 59.83' (BASIS OF BEARINGS) ~/ ' IMPROVEMENT SURVEY STATEMENT SIGN STOP I HEREBY STATE THAT THIS IMPROVEMENT SURVEY WAS PREPARED BY HIGH COUNTRY ENGINEERING, ~ ~ ~UNLBOX ..Â·-- Â·- - 1899 ' ~~~ INC. FOR WILLIAM G PARZYBOK AND WEB CAPITAL LLC. 1 FURTHER STATE THAT THE IMPROVEMENTS ON THE ABOVE DESCRIBED PARCEL ON THIS DATE OF , C 1* 1 11 1., ce.. 2 DECEMBER 13. 2013. EXCEPT UTILITY CONNECTIONS, ARE ENTIRELY WITHIN THE BOUNDARIES OF THE -/ PARCEL, EXCEPT AS SHOWN, THAT THERE ARE NO ENCROACHMENTS UPON THE DESCRIBED PREMISES . C P ' U -NO PARKING -Â· 2 ex IMPROVEMENTS ON ANY ADJOINING PREMISES, EXCEPT AS INDICATED, AND THAT THERE IS NO -Â«4, CONCRETE Cl)RB -~ ----- - ._ _ ~ i~~ u~ SIGN APPARENT EVIDENCE OR SIGN OF ANY EASEMENT CROSSING OR BURDENING ANY PART OF SAID M 2~Z 26.UN GUTTER ... . .8 "4. i PARCEL, EXCEPT AS NOTED. 27 *hÂ¢C Am &82 0%35 0-IC M T t'\12-_.~hkkt-* 2Â« 2,92 BLEEKER STREET 4. m E. 1 FRANK W. HARRING:IN. _ 3 NO 19508, Â·[CA~S 0* 0011 (74.78' WIDE) 1 .5: /147\ 1-2 7 ME tze 10/0 -- C"< 3 U i U, TE Â¥8 .44 A . .&/Â· M. w J CLERK AND RECORDER'S CERTIFICATE > 0 THIS PLAT WAS FILED FOR RECORD IN THE OFFICE OF THE CLERK AND RECORDER OF PITKIN COUNTY AT _- O'CLOCK___M., ON THE ____ DAY OF A D. 20__ AND IS DULY RECORDED IN BOOK __-- PAGE -- RECEPTION NO .- PROJECT NO CLERK AND RECORDER 2131732 BY DEPUTY NOTICEÂ· ACCORDING TO COLORADO LAW YOU MUST COUMENCE ANT LEGAL ACTION BASED UPON ANY DEFECT IN THIS WRVEY Â¥111â„¢IN THREE YEARS AFTER YOU FiRST DISCOVER SUCH DEFECT. IN NI EVENT MAY ANY ACTION 1 OF 1 8/SED 'PON ./. DEFECT i. 1.1. SUR./ BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERnFICAnON SHOWN HEREON 31Va Â·ON '31%If'SNI 7898 'f-TIE El-LL-Zi (OLS) ZINC)Hd Ae I.Â©40//0 AS NAAVU' Mcihi 3lyG 3-!I.3 N 14Â° 50'49" E 10 0' lf' A.1.0 J r 9,6 , I ,/f '4-, â‚¬f 5 51'- 10" . BLOCK 72 ALLEY 0 e =55 61 f + 0 In - i i . 5 REAR YARD SETBACK ~ :t â€¢ 1 1 " 0 1 I. ./ gb YNELL . 5 - 5, I ' . Y'i , : -1 - *3 ' e|- EQI:~ r--:a A-I - i 1 , 1 Â£.INCD! 710 L,N.:ING \ 1 -Â·-Â·Â·Â·Â·t~ 19 i EXISTING ' Â·/ %.28.4 -tr; 5 CONCRETE E BE REMOVED i. i i D. IVERAY TO ----- 5 ' 3.: 4/ Y 9 9--- 5-0 .lilli 2 . i t _'- 3=1 -- -~ ~ Â·JOCO - ~ L A-ji / C14-1 VIOTORIAN 222â„¢ti 1 \<\ Â» (f fr--+--4 ENTRY ' /' ~' OMIAGE GARIQE - ) Id 6359~ hE MAN ../El. 1'0 eÂ· 1 >299~60, i /4 1 094>9129 â‚¬-11 1/4 5 1/21 -- . lili O 1 1 if U :U ,/4 3/ \P> 341 / 0 ENTRY 0 0 11 00â‚¬0.+ 0 0 99 0 0 PARKING SphOEj PAFEKING WACE 2 G 1\\,7 \\ 1. 0 0 oo -i 12.-7/1 0 1 1 r r.-1 L 0 000 0 0 AÂ»- i 000 0 0. '1 1 1- , HASTER BEDROOM 1 1 111 11 1 --. 0/ \11/ i \4 e -1â‚¬D L i 7 1 5 , 1-4 . \It ' 1 |Twil 6 1/111- , i ./ F--X 0\ 1 1--1 1 Â» 4X '. 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O - , Ul \11 0 R. o tfi i .lf- ~ LU LU a J 0- 9/21. - ..6 '44:. .0 1 , â‚¬ 1,11.04 (0 U) 7,12* 4 U k- <C Wl .... -0 . : Y:VI, 1- CN k Ow ~12-: - CO .. - C\,1 44 1 M#Â£90* Â¥1 4 4/* ,-I - J>b V , DATE ISSUE 1. .:.C . 4 0. I <4 00, 2 4 BLEEKER STREET 1 21 81 000.~0 W.': 2- 4. WI 52 4 Scale AS NOTED emp 4- . . nâ‚¬ ~OVE D~EN~04 m f'Â¥wÂ¢kÂ· * *" L-~ EXACTLY THIS DRAWING WILL NOT MEASURE ONE INCH (1Â·, HAVE BEEN ENLARGED B O | '' REDUCED. AFFECTING All mw + :-- 3D EAST VIEW 12/414 Volumes/PROJECTS MASTER - MINI/232 BLEEKER/ PLNS/232 BLEEKER 10 24.14.pin '1~~-11 1 F A 11 " 71 U,01-5130-ll NIk:13GN3h1 Sn+IP-1>1(*UJI>1 11 X31dna N 3nN3AVkl ' r~-=mm,%, Mine Mallory I 223 East Hallam Street 11 2222 1 Aspen, CO 81611 December 10, 2014 Dear Historic Preservation Commission, I am a neighbor of the two projects before you this evening. I am sorry that I cannot make the meeting in person, thanks for accepting my comments in lieu of my presence. C 232 Bleeker We very much appreciate the applicant hearing the neighborhood concerns and adjusting the project accordingly. The applicant has removed the rear yard variance request and has accommodated for 4 on-site parking spaces. We also appreciate the applicant submitting a flat room within the 25-foot height limit. These adjustments have improved the project, the livability of the homes and have respected the public corridor, ie the alley, which is a highly-utilized neighborhood asset. We thank the HPC for recognizing the need to protect these set backs. Hotel Jerome I am sure all of you have had the opportunity to walk behind the Hotel Jerome in the last few days: it is an ice skating rink. The shadows currently cast by the Hotel Jerome make this a treacherous intersection for both pedestrians and vehicles. On a daily basis, pre-school children from the Yellow Brick walk along this corridor to the library. Currently, they must do so with great caution but fortunately there is some abatement from the ice due some sun coming over the top of the Hotel Jerome on the corner of Monarch and Bleeker. If the height variance request is granted to the applicant as requested, the public will bear the burden of the impacts. The pre-school children will be the ones having to re-route their approach to the library. Cars will continue to slip and slide. The dangerous intersection will be exacerbated. With the lower topography at the corner of Mill and Bleeker, the Hotel Jerome's height isn't as problematic and doesn't pose as great an impact on the community. The corner of Monarch and Bleeker is topographically higher and hence the impacts of a higher building will be detrimental to the community. Thank you for your consideration and for keeping in mind the balance between community impacts and private sector requests. Respectfully, -1113-r Mirte Mallory .. Date: December 10,2014 To: Historic Preservation Committee City o f Aspen Re: 232 E. Bleeker Street - Duplex project - revised architectural plans Dear HPC Members & Staff: Please have this letter serve as our support for the revised plans for the 232 E. Bleeker Street Duplex project. We feel that the applicant has accommodated neighbor concerns by modifying the plan to remove the rear yard setback variance request and to accommodate the required on-site 4 parking spaces. We understand that this required condensing the structures and moving the structures forward, and we therefore support the variance request for a combined side yard of 10 feet (rather than 15 feet) and a front yard setback of 6 feet (rather than 10 feet). Furthermore, we understand that no height variance is being requested, and we believe that the flat roof form within the 25 foot height limit is more respectful of neighbors' views, rather than a gable roof with ridges which could extend substantially higher. Respectfully, Juan Diego Calle .. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 232 E. Bleeker-Conceptual Major Development, On-Site Relocation, Demolition of Existing Garage and Variances, PUBLIC HEARING DATE: October 15,2014 SUMMARY: 232 E. Bleeker is a landmark designated 6,000 square foot corner lot with a Victorian era home and a more recently constructed garage on the site. The house appears to have originally been built as a one story log cabin, but by 1904, according to Sanborne Maps. it was a two story structure, close in form to the existing building. Planning office files indicate that at some point in the 1900s, the original porch was removed. The existing porch, dormers, skylights, some of the decorative trim, and shutters were all added in the 80s. The top , 14(,5 ~Â¥-,i Gn. 4$,1--PR Etor itrrstto552n 1980, the 4- 1, 1 4 . 21:- 1 +4029 24 1411.2 . -,=2111' t.-1 A new owner would like to add a -, 4.-fi. ;111 4.-ILY , second unit to the property. 11PC lS . -- 1 asked to review relocation of the . 2. Victorian, demolition of the garage, ---1.... t~ t~~t- r - 6 and Conceptual design for the ..1~ -- 4 p - 1 -20 4 -. dwelling to be added. Setback - -) - - M.5 Np +i I -- 1 1- r 1 variances. a floor area bonus, -44. 1 1 4 parking reductions, and Residential ' 8/~il '11 - 14 4 Design Standards variances are li 1 ~2'lit â€¢ 1 1 - 1 -illa 1 1 requested. li J -m# L & 1 ....Ullk/'ll J': A.1 * 51/IN â‚¬/ W 1 '44 - _ 4- APPLICANT: 232 Bleeker LLC, represented by Kim Raymond Ab_i ~ *9 iâ€¢*7, ,1,4-46'3" 3- -FL .e . 4 d -4 4/ Architects. -~ 4 -1- 4 1+>.Ji< ~:1~AN~~r72 -- I Â» ~ +4 kâ„¢1/6, PARCEL ID: 2737-073-16-006. lEi- 14 +*â€žU 7 9 -* P .2- All ' ADDRESS: 232 E. Bleeker Street, 2 4 ' =17---- ~ ~; Lots R and S, Block 72, City and C --:390:~ lownsite of Aspen, Colorado. ~I ~ - * I Fic:016/E-/ ,/3 0 Â£ th. url ZONING: R-6. - - i .4 .. . 4 . - . 0 0 t,4 .. 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." The existing Victorian has a footprint of approximately 1,200 - square feet. It is approximately centered in the lot. There is a 300 3Â»4 square foot single stall garage along the alley. The 1904 Sanborn ; /0/'>144 q map is shown at the right. The garage, which the applicant ~ represents was built in approximately the 1950s, does not appear ) < on this Victorian era diagram. Instead there is an alley structure, /Â¢ S now gone, in the northwest corner of the lot. The property has several large cottonwoods in the right-of-way 1 4 t along Bleeker and Monarch, and several sizable trees on the site. 1 The City Forester has visited the property and determined which ~ trees on the private property need to be retained and which can be ~ removed. A cottonwood on the west side of the lot requires preservation. d . -D r --1, 11 9 Unfortunately, it has been determined that the historic cottonwoods on Bleeker Street have significant internal decay and . will need to be removed, regardless of this proposed project. c 232 2*lf 234 1 1 /21; (2-7-91 HPC Review 10.15.2014 232 E. Bleeker Page 2 of 11 .. The applicant wishes to add a second unit on the site, creating a duplex. This is an option that is available to historic properties at least 6,000 square feet in size. Non-landmarked properties need a lot of at least 9,000 square feet to create a duplex. Duplexes have a larger allowed floor area than single family homes. In this case, developing a duplex allows 360 square feet more floor area than single family (3,600 square feet of floor area, vs. 3,240.) Duplex units must share a common unpierced wall of at least 10 feet in length. For landmarks, the abutting area is allowed to be above grade, or below grade. In addition to the increased floor area allowed for a duplex, the applicant requests a 500 square foot floor area bonus. Duplexes require four on-site parking spaces, where a single family home requires two. The project includes one parking space per home, so two spaces are requested to be waived. The existing driveway to the garage will have to be removed and does not count as an on-site parking spot. In order to accommodate the proposed new unit, the applicant would like to move the Victorian forward on the site by about 6 feet. The east-west placement of the historic resource will remain approximately as it is. A one story, 10 foot long connector is proposed to link the Victorian to the new addition. The historic resource will continue to be accessed from Bleeker Street. The new unit accesses from Monarch. The historic portion of the duplex will meet minimum setback requirements, but the new construction does not. It is wider than allowed by the combined sideyard setback requirement of 15 feet, and does not meet the requirement that living area be at least 10 feet from the rear property line. The variance requests will be addressed according to their specific criteria below. 1n terms of Conceptual design review, staff has concerns with the architectural relationship between the old and new construction. Two design options are presented; one with an essentially flat roof, the other with a gable form. Neither reflect the essential design characteristics or proportions of the Victorian. Staff is particularly concerned that these three design guidelines are not met: 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. u A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. u An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o 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. u An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all HPC Review 10.15.2014 232 E. Bleeker Page 3 of 1 1 .. 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. u An addition that is lower than or similar to the height of the primary building is preferred. Staff is concerned with the fact that the two units are physically linked. They could be attached only below grade. Doubling the size of the Victorian with an addition has a significant effect on historic integrity and is particularly difficult to do successfully on a corner lot, where the new addition is not screened from view. The challenge is exacerbated by requesting a 500 square foot floor area bonus in addition to the duplex square footage. Staff believes that the best way to accommodate the amount of development that envisioned would be to restudy the proposal and detach the two units above grade. Otherwise, it appears that the proposed addition overwhelms the historic resource. Some modifications are proposed to the historic structure, particularly constructing a deck on a non-historic lean to addition at the northwest corner of the house. A dormer is also proposed in this area. These changes may be acceptable since they are somewhat screened from the street. 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; HPC Review 10.15.2014 232 E. Bleeker Page 4 of 11 .. 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 the forward relocation of the house could meet Criterion 4 above, in that the move helps to distance the historic resource from the new construction. DEMOLITION The applicant proposes to demolish the existing garage, which faces Monarch Street. It is the intent of the historic preservation ordinance to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one o f the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. HPC Review 10.15.2014 232 E. Bleeker Page 5 of 11 .. Staff Response: Staff agrees that the garage is not original to the property. Staff finds that no documentation exists to demonstrate that the garage has historic significance, and that demolition will result in a loss of integrity to this building or adjacent buildings. FLOOR AREA 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 ofthe 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 o f the building to its historic appearance; d. The new construction is reflective ofthe proportional patterns found in the historic building's form, materials or openings; e, The construction materials are o f 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: The applicant is requesting a 500 square foot floor area bonus. There is some restoration indicated on the drawings for the historic resource. Staff recommends the non-historic dormers be removed from the east *ade, along with shutters and non- historic trim. The bonus is not appropriate, however, if the addition overwhelms the historic house. SETBACK VARIANCES The applicant requests a sideyard setback reduction of 5' for the new garage, and a 5' reduction of the minimum distance between buildings. In this case the separation is adequate above grade, but not below grade. 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. HPC Review 10.15.2014 232 E. Bleeker Page 6 of 1 1 .. Staff Response: In many instances, a historic preservation project in Aspen includes the repositioning of a historic structure on a lot in order to physically distance it from new construction. Staff finds that the requested setback variances may help to place the new construction appropriately, however we find that the site plan requires restudy in general. PARKING VARIANCE Properties listed on the Aspen Inventory of Historic Sites and Structures may provide fewer on-site parking spaces than required i f the standards below are met. 1. The parking needs of the residents, customers, guests and employees of the project have been met, taking into account potential uses of the parcel, the projected traffic generation of the project, any shared parking opportunities, expected schedule of parking demands, the projected impacts on the on- street parking of the neighborhood, the proximity to mass transit routes and the downtown area and any special services, such as vans, provided for residents, guests and employees. 2. An on-site parking solution meeting the requirement is practically difficult or results in an undesirable development scenario. 3. Existing or planned on-site or off-site parking facilities adequately serve the needs of the development, including the availability of street parking. And HPC must also find that: 1. 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. Staff Response: This particular area has very high demand for on street parking. Staff questions whether a waiver is appropriate in this case. Parking for a single family home could be accommodated on the property. If a duplex is desired, the living space could be reduced in order to fit more spaces. The parking does not all have to be enclosed. RESIDENTIAL DESIGN STANDARDS ; The project does not comply with the Secondary Mass design standard, which says: HPC Review 10.15.2014 232 E. Bleeker Page 7 of 11 .. 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. A modification to the dimensions of the one story linking element could eliminate the need for a variance, or HPC could grant the variance, depending on the board's position on the duplex units being attached above grade. The project does not comply with the following Building Element standards, however the feature that does not comply, the front porch, is a historic feature that should not be altered from the original design. Staff would recommend variances related to: 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. 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 fa~ade shall not be precluded. STAFF RECOMMENDATION: Staff recommends HPC continue the project for restudy to determine if the units can be separated above grade, and also to achieve more architectural compatibility between the Victorian and the new construction. HPC Review 10.]5.2014 232 E. Bleeker Page 8 of 11 .. EXHIBITS: Exhibit A: Design Guidelines Exhibit B: Application Exhibit A: Relevant HPC Design Guidelines for 232 E. Bleeker Street, Conceptual review 7.7 A new dormer should remain subordinate to the historic roof in scale and character. u A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. u The mass and scale of a dormer addition must be subordinate to the scale of the historic building. 8.3 Avoid attaching a garage or carport to the primary structure. u 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 o f any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. o 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. o The design of a new structure on the site should be in accordance with the guidelines for new construction. o 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. o 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. 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. HPC Review 10.15.2014 232 E. Bleeker Page 9 of 11 EU P OCC C .. 10.1 Preserve an older addition that has achieved historic significance in its own right. u Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. o A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. 1 An addition that seeks to imply an earlier period than that o f the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. u 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. u An addition should be made distinguishable from the historic building. while also remaining visually compatible with these earlier features. u 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. u 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. u A 1 -story connector is preferred. o The connector shculd be a minimum of 10 feet long between the addition and the primary building. u 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. 1 Locating an addition at the front of a structure is inappropriate. u Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. HPC Review 10.15.2014 232 E. Bleeker Page 10 of 11 .. u 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. 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. o For example, loss or alteration of architectural details, cornices and eavelines should be avoided. HPC Review 10.15.2014 232 E. Bleeker Pagellofll 00 0~420 14Â·A W Fo ATTACHMENT 2 - Historic Preservation Land Use Applicatinn *ECEIVED JUL 2 1 2014 PROJECT: CITY OF ASPEN Name: i_,i <rR\12,0 Ale,941 0702_ IF X (1*lf/*TY *1/non<A Location: 93,7 2 110-Â£14Â¥-: 60Â« AtS,Â·680(k -74 (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID# (REQUIRED) <27 3-7 0 7 3/(0 60 07 APPLICANT: Name: 9332 7,#L_ER]c â‚¬Â¢1,1,le:.124-v,o [F)6.LEF16; 4.B Address: 5731?5 0100 Ext,ful-~\~/E- Â£04 91-avE-- Slli~TE'900 Phone #: 6064- ICA-ITObl fi#: el-- 334 3 I E-mail: Â·-GUit -L,el:5~5 e. cÂ»01414 4/-7 - 977 - 091 I 60"1 REPRESENTATIVE: Name: 1/<4 vyl GRA9&000-rjo )7 4-iZ-Â£24 (90-rEX: IF) C Address: 90â‚¬- 2- epra.1,- S-u il'-2- 1 , A-5291 Phone #: 970 -0 15.-2,25Â£.Fax#: / E-mail: 141,1,10 14/61;.ul TYPE OF APPLICATION: (please check all that apply): U Historic Designation |7~ Relocation (temporary, on U Certificate of No Negative Effect El or off-site) ~~ Certificate ofAppropriateness U Demolition (total demolition) -Minor Historic Development ~0 Historic Landmark Lot Split -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment EXISTING CONDITIONS: (description ofexisting buildings, uses. previous approvals, etc.) â‚¬- 914* V, CrfE t< 1,4,1 Aci-144- i-,0,/ 1-7 Â«Â«-1 +F-13 a Af-A--6~}L PROPOSAL: (description ofproposed buildings, uses. modifications, etc.) :lit<~16. , Â¢1Â¥lt:VAiL Aq) 400 An AÂ·OVilicul -021 vtclf-1 +1 66044-YA t) #Ce>vt 0 1703 tlt,I pla A-h 2(A 2 [_Â£3 Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 .. ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Project: 415---rg_,cl C_ )/*2-*P rzjf+1 90 0*17< Applicant: , 3 -2 '2*.6 a Â£.16Â£ 4 C c. Locatiorr. 21- 1 13>L#.f.lcf f--' .-4-1 f I- Li Af F11 .4 Zone District: g - (25 Lot Size: 62 60, 6 4 Lot Area: u oco Mp (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 ofLot Area in the Municipal Code.) Cornmercial net leasable: Existing: M ),4 Proposed: Number of residential units: Existing: ~ Proposed: 2 / Number of bedrooms: Existing: Proposed.- - ~ (l v i -fl,3 6 4 ) tl i'jt ) Proposed % of demolition (Historic properties only): 5% ~ DIMENSIONS: Floor Area: Existing: j (fg14411(wable: 1 1O041Proposed: 4 091 % Pdncipal bldg.height Existing: ~4~ t,Â·~Allowable: RSLG Proposed: 2 53.0. Access. bldg. height: Existing.- 11 -1 AHowable: Proposed. N,/4 4 On-Site parking: Existing: 2~ Required: 2~ Proposed. 73 Â°/6 Site coverage: Existing: _239a- Required: 230%> Proposed. 49,(0520 % Open Space: Existing: Required: Proposed: (IC> *Â£50 16â‚¬0Â¥'1 Enl Front Setback: Ex*ting.- 1 S L-1*~Reqvired: 1(91< Proposed: 10'-N Cs,a/a,â€¢4 -â‚¬ ty:.CÂ·ro9Â£,4-4- 1- S 10 6AZAGE :Â¥Â·Rear Setback: Existing: 3 7 -c*low#Guired:Lot olivivic,Proposed: S L C)'15â€¢1-61 Combined F/R: Existing: Required: Proposed: A,l A Side Setback: Existing.- 9 Lo" Required.- S id' Proposed. 5LO" GO,0.0 e'luoadul Min . .*si4%etback. Existing:,2-5-1~&1 Required: 9 LO Proposed: Q Ld Ar f ticjn g.r Combined Sides: Existing: 2%'-1.MIRequired: 19 le, Proposed: 1'-O . 7 1,1044 Distance Between Existing Required: Proposed: D 1 4 Buildings Existing non-conformities or encroachments: 6 4,04(4Â£ fiÂ»CÂ¢004(M-1 An 'Rj Allrl 1 L.S. Variations requested: I'for|o,Ll s,ac,; r.on, 1/ard AÂ¥ 111:i,m sy'a,ce , '5<020Â£-Vo/4 C WYMNA U." 4.,i ALL'la rA .. DATE: October 8, 2014 TO: Jay Martin, Chair, and Members of the Aspen Historic Preservation Commission FROM: Linda Light Bump: Owner/Representative of 219 North Monarch, Aspen RE: 232 East Bleeker, Aspen CO - Re-Development Proposal Please excuse the late inclusion of this letter in your packet, as we received and were able to view the development proposal for 232 East Bleeker today. As the property owner directly north (219 North Monarch), across the alley from this address, it is vitally important that we make these comments known to you and the Commission. Our home will be the most affected by this proposal. The development of this property will place a 25 foot-high, uncharacteristic structure on and nearly along the entire length of the alley lot line that will completely block any and all views we would have from any portion of our lot, as it exists today. Our front yard faces toward the south and has views of Ajax Mountain. Under the proposal, we will be faced with looking at the back side of a "modern" structure that will tower over our property, altering our privacy as well as the quality of our lives. It will be as if we are "overshadowed" by an "urban monolith" as opposed to the pleasant, residential neighborhood with Victorian houses and landscaped yards that have remained in existence in this particular neighborhood since our family purchased this property. I am the daughter of the original owners and now represent our family partnership (three generations) that has owned the property located at 219 North Monarch in Aspen since the early 1960's. The residence on our property was originally constructed in the 1940's, so the original house is not Victorian in nature. A second story was added to our existing property in 1979. Our lot sits on the corner of Monarch and Hallam and extends to the alley. We have enjoyed wonderful relationships with all of the previous owners of the 232 East Bleeker property and they have all kept that property in the original historic condition as it relates to the historic nature of the surrounding neighborhood. We have witnessed many changes over these past 50 years that we have owned our Aspen home. Most significant of which has been the increase in density, as many of the surrounding properties have added full and complete basement rental units to the existing houses as well as additional units to the rear of existing lots. These additions, however, have generally not been imposing, modern structures in the front yards of the home immediately behind. 1 .. The most significant change to us personally over the years has been the increase in the number of cars parked all day long on every inch of space on the streets surrounding our property. If we did not have a two car garage with a two car driveway, on most days, we would not be able to park anywhere near our property. To not consider the impact that adding greater density to lots has on an immediate neighborhood would be shortsighted. It is not reasonable to assume that occupants of these units will not have cars. There is already no place to park on the street and the cars currently parking on the streets by our property, include people with permits who work in town and park in front of our house for a minimum of 8 hours at a time, both day and night. The new "modern" dwelling alone will have five bedrooms. That, plus three in the historic house, not to mention the number of occupants that can be accommodated by these bedrooms, makes it apparent that the adjacent streets will be lined with vehicles - most of which are permitted to the residences. We understand that the focus of your Commission is historic preservation, so let us address that. The Parzyboks and the Cornelius family before them have always kept the historic house in good repair. It appears so today. Therefore, the incentives that the City may have envisioned to preserve historic homes in the West End are not necessarily needed here, as the house is in good shape and a fine example of Victorian architecture today, as it has been for countless years. The proposal to move the historic structure to the far west lot line is not to protect the house from the large tree on the southwest corner. The tree has been there for years and does not affect the house other than to provide beneficial shade. The design has nothing to do with protecting this tree, which will likely not survive the extreme excavation for a basement that pushes to the margins of the building site anyway. It seems to us, instead, that the plan to move the historic house forward and to the far west lot line is to open up a view corridor to Ajax Mountain for the new modern unit. That house will be bigger in size and bulk, have more bedrooms, and more living area than the historic, Victorian house. Keeping the Victorian seems more of a nuisance or afterthought to the development of the modern house. The evidence that VIEW is the motivation for the new unit is obvious from the plan and the fact that the main living and congregating areas, i.e. living room, kitchen, dining room, are scheduled to be on the upper floor with adjoining decks. The proposal for the modern structure is for a flat roof and is represented in the " proposal as a "benefit, so as to not detract from the historic gable roof of the Victorian. Not so. We believe it is apparent that this is done so that the upper level can be a full living area with high ceilings that maximize the living space, i.e. more square feet of living area and headroom are attainable in a box vs. an attic. Shifting the bulk of the living space to upper level and rear of the lot is purported to allow for a "substantial single story link element." We're not sure what that means 2 .. in terms of public policy, but this seems to be superficial and any purported benefit is clearly at our expense as the adjacent property owner to the north. The proposal's argument that pushing the buildings to the limits of the lot is for the purpose of"encouraging and improving interaction between the public and private" by virtue of varying the side yard setbacks is a misnomer and misleading. By putting the bedroom space below grade and the living space on the second level, the use of the modern duplex is completely different from the historic use of the property. The design is to prevent interaction, since Monarch Street will be just outside the front door of the new unit and, at that location, is a busy street on most days. The intention and purpose of the residential design standards are to preserve the neighborhood scale and character. The addition of a modern, urban dwelling unit, attached to a Victorian existing since 1890, where the new, modern dwelling is clearly visible from the street, the neighboring properties, and the alley defeats this purpose entirely. The reality is that the Victorian house is in good shape and is well suited to its current footprint. Moving it and adding a modern house, larger in size and bulk than the existing home itself will have an adverse effect on the existing neighborhood. Granting the requested setback waivers and all the variances for the number of parking spaces will remove the dignity and integrity of the historic structure as originally designed and built. There will effectively be a new address added, a new distinct modern house and new fagade on Monarch Street, where currently the historic garage exists. As mentioned, the entrance to the modern structure is planned for frontage on Monarch Street, evidencing a new and separate dwelling unit that will have no interaction with the Victorian. The proposed building envelop pushes this property to its limits and changes a very visible corner from a welcoming, Victorian entrance to the coveted Aspen West End to yet another property where the density is incredibly beyond capacity and the attempt to integrate the old with the new completely misses the mark and does nothing to promote the public policy for considering granting a duplex "bonus" as an incentive to preserve historic structure s. There would no longer be any relationship between our property and the historic building, as our focal point will be completely blocked by the "modern" second dwelling. This proposal, as submitted, is very disheartening to us. Thank you for your consideration. If you have questions, I can be reached at (303) 443-6342. 3 .. 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' Â· 4 f#.2, ,.. p . . e.r 1/: . 1/1/1- 2." e . 3,0- 0.3 - 1 4. . .4 . 27- 4,Â· - Â·Â·t . t i it I 2-/ 4.4 Â· . *07. il . i . 110 91%49 9.-27 3 -a~â‚¬72 7 31:7= =ah 491 .-- 4., , - - --1--=2=- 6,= - -- '41' .*.4 14~99'.- 2.1 1 I ./' .... 44.:.4. Â£ . 1 42494/ ~ME,<-i' V 1 .-1 4. 296 5 1.. '11.&641 I 0 + . t ' - 4 - " ... G *0*LtAM - ~AS'40, 2,1 I F ~. ~Â·*~Â· ~ ~~ Â£~~ ~ I ~ i'~ ~ ~L' ~ ~ -~-~ ~ 71 1 Lilil â€¢ â€¢ .1 ..%,1.. E. SLUM<15. -]. I fir~-212~ : 92797.23758,'*c ~ -E. 1 . ~.~ 39* A r. 6 4 - . IU! i 't-,1 2 9- 4 c.u r.!rt*=1 I -Il'~*p.- ; 9Lr-~ _~.,-I- ' ,-1 : GTT- 1 1- -1- 1#%:L/-5,- 1 4.F JA' qi- 1 -- 2 L .-23 4 Â·nza, t'- i, I 9. I E.MAIN ..- 0 1890 N [1 1 E.HALLANI 4 1, I jiff lei .1 U : . ~ I 3- 1 72 11 1-'M; 4 .Al . a i..,- K.,t!.I ~ '' ! 02.1 ~ 1 f illillill E BLEEMER : .1, . I RTE#~:~r81,vt i 1761.1"~ ill:. , , 1= 11 .4 1 .. 1 Ill .- 1 ,XI . 131%. 9 94 v 1 1,1 1. Brr. E--I.- Qiric.)2431Â£; 1 ~12,,6.,1-fic~-241 i 1 . 4. 1 t..MAIN ct r. 0 1893 N ASPEN Â£ 1 1 - C.HALLAW & -/ I 4/i/ .% Ri iÂ· 1, A I ' I rE 4 1 f. ~6 ' 15,7 W f - 24' 1- C i . 71 . tre pÂ¥2:9 1 1 1 -71~] i - k r- - 11 ' , 1 p 4,'tÂ©Ofr)~Pir i 1 2- = fil i.--" 0 - 9 *- 6 ..1Â· .4 ,- 1.r E ' ' N 11% . 1]LU 5 4 "Â· Â·-:Â· Â· i Â· lit..~ 9 73 70 .1.1.-b -7 iâ€¢ - Â· 111 -Â·-; . 84,2:2: Â·Obt:141-'21 a : r ' ~ 1 1 IUZ'32 ---A -- 1- 9 ; e ililli .._..../.MAL... I. ' .- . ~ LL Â· '=.2~9 El: . t: 1. r'Jij L'>L" 4 /4,1- '4 9 U 1 '.. ... ' - Pit-Â· er.JTR 6 f. I -- ~-19 78 Â·rl~129 2 â€¢ 1898 - ~1Lt - ~ f *'.WA . 9 .0" -. ...Â· ..4/"3 7=7 '4~.91 4 - 1./ . I . 1 . I " t~ . q,7 hi 4 IN 3.1 -9.lij... -2... r*+vvrrt 5 E.BLEEKER %r < - 4 1 a --4&4 ~ ,~qÂ·yu#,F, _ _0 5 - Ek=.[3 r, -4 4 .9 + =-. A .199 'FLAÂ· E - - r-1-1 Â· 73 79 E 41 9 I - 9//* . 1 â€¢- r- 4*, J ; 1 $.,El 110 1 1-,3 k 9. a, id]& a; C Â¢ff-' 9- 5,~u.w-, o 0. .. .. . :,-1 I r. 0 ... . ,9 â€¢ 1904 B[OCK 12 ALLEY BLOCK 12 AllEY 4,rr4, -1 .* â€¢. 'U 1.- PROPERTY UNE =9* 41 2 *4 -43 1 2 1.(i.Re- 1 .4,.<.1 ...4 01 0 ./f~ Sy YAâ€¢i . LL..... IÂ·.Â·Â»..... 1 /Â· , i-Â·j~ g 1 1 ....... =L-3 9 .*.Â· --~~/ *: 11 . i-,6-Aâ€¢,iIF~na0 =.XER;;Qo~ 'te.j!;â€¢----=92.4 ./ Â·An" Â·Â·â€¢,IM â€¢A.. 111./. r-tr@*t.i *-tYW. 1.*-- N. f, I' '..i-W.i i 1 .1 1. Ill 11 1 11 - ---*--*-*--*V. 8.1 ~~ -*04 I .-f .-*-#*CO# ; . 60 1 1 -1 1 1 1 41*4.1.18 lOT R LOT S J LOT SIZE 44). .Al. it 1 1 5.983 SQ F T 1 i I :-=222:47.=Zi---*'-"0---- 62 k.. 1 1.-/I..0 1 -- 11:. !,r . Ri1452Â£100Ea:- I _ -NI- + f- w~,Â»t-.4-~-,*-elrâ€¢~AOI]0,4*.1~ t:â€¢In,1/ m illt'lliitil!!ia- ii!0~ ~ 1 , 1 Â«.C Ttli~"N!08!Hi- H(:D,? --------M-- I lili*.,~ I *;4{6! ' / 11 1 F 1 .5 917, /3 1898 11 1 i a 1 _ -_ 3 1 Ch '/A colsâ„¢14Â·Tur, 1 1,1,1 INF i I' 1 S . - S = U,1 1 13.*: 4-3 1 . 'An? 10,1..'..11 'g â€ž~Ir'~~~ 1 1.,6:-:16Â»14' .1 = A 1:1-1/0/ 19.4,1 /1.iii /4/r,/ 4 2 --- 1 1 . Cf U. Fl iÂ·Wl .1 1893 'Frf,n, ...1 4,14'tini, 4,1,1I ~ 94*,M~~g~~ ...9 1 : 1 1 I 11 01 0 1 Frw h' 111Â¢HI INâ€¢, tonger F.,â€¢fil,,1 189% 20'1,-Â«. 1 ..1 3 | 11/5/ i.ar'Ir (hitti//1.!ill ....4 ~ Lot "R" LOS" Â· ------------- L -- -- -- -- -- -- -- -- PROPERTY LINE .'-u gm#m ..4 lk/â€¢i ...' ' E.. 11â€¢iri,â€¢Â· Arrlâ€¢ Witrrt ~ 1. -â„¢A ~ tr- Fr,ilit } â€žtri 11Â«,ri h Iddrd 117 â€¢râ€¢â€¢â€¢ 1099 .0- rurt t'A Up'A 10/11 1,1.9 11'i,r, he,/ Ile,kâ€¢ i.,pandâ€¢,1 r.5-Â·.1 Ni. 11.1/riâ€¢ Entrv-Hear IlrtailinÂ£ ~ititril) BLEEKER STREET /Th e BLEEKER STREET 47 1 EXISTING SITE / TIMELINE HISTORY - 232 East Bleeker 2 .EXISTING SITE STRUCTURES, TREES & TOGRAPHY - 232 East Bleeker I.'I,7./.i , I - , tr .'I'TS'All 1,11Â· -te .-I .....2NA .... 133U1S HllIVNOW H#*6 BIOCK 12 AllEY BLOCK 12 ALLEY -4 , rrâ€¢â€¢ PROPERTY UNE .1.1 0 -4. f./.4 ; ..I.,4 1, *- 4.3 2 ,# 4 2 , â€¢ "RAGE 'FAA Â¥AAC 'F TDAC' . Â· 1.i i E =0- 42 - ,â€žr 723~ ". ..7 1 : 00â€¢.1,~.. 4 M * val W "â€¢Af â€¢ L.-' 1 .... >Â·.94.4-9-4 . f" 81 41.1 Imnan,atilt, 4 1 SAT: 4 W i ". 'il#U:MY...AFI -A-1 4 Unl 1 Â·47 It w â€¢A~ M ' B .â€¢ rÂ«"AP--1'IM ....50.1.-= i ' .1 1 . e.5 1. ' Pâ€¢Â«-4-*-1-*-- *LE, 0 'Â¥. â€¢.â€¢An/' 1 1 4. 14 M I A T. 1-.Â» .9 Air f -maÂ»-ei - i.*,00 A.* *' M . .V--, ,-'* *I-.Ill.'....-I.,4.--.--$*-#lillil.Y I --I-----I----. j it ..,- 1 i T Va'~~ ./-, -.... -0..... *.... ' 1- ...... 1 1 LOT R loTS i I. 1 1 49.3.- It , 1 LOT SIZE 1,1 1 43..... 5.983 SOFT 1 1 1 UP-4 1 .1 1 1 1 2 1-- t. 1 _1 lU--7 , I ./.1--'ll.Mir ./rÂ»i.' i,- 1 ./-â€¢ I~11[li:~::Hi." - dilit.Ii -- I ~ 1 1 1 digitim"..Or 1 | 1698 ' ~ 4 ..â€¢~Ma. 0-0 =............. R.-.... ' 1 1 1, ..r.. .n. .1 S, Ch k l'O''STRI'l-TION 11%1}11,1 1 1 , 1 CJ = 1 1 ...3 . 1*2 11Â»1.,1'.1 1"K 111â€ž11~~ lili ./ 4 4 4 '27- MIN/00 19. Mit â‚¬bin Adil/,11 9 i 1"t Iii 1 893 1 Front "-41 4,1,1,11.,1, 41,11 1 . .- 4~ H 01 1 2 11 '1 - Ari â„¢04 I. IMOR INâ€ž tong,-r E.,â€¢ling, Fâ€¢â€¢cÂ»,1 ,-5,9 -Â·iÂ·-I ;;2 10 14 \ 1 1 60*,04.Cll ' 9 1 1 1 .... 1 Irl 1116. 1.a,8,r ......Ing A,Ided lot 1 4.*1 - - - - - - - - - - - PROPERTY LINE i 83.-- -2 ------------- I#mimi i 1,1, 1 *Rr.r Wâ€¢'.1 0. Fi,â€¢,1 }t, â€žir .4. r., Addr:I i , .1/ .Eâ€ž ltÂ»[ 11#/#tm Nrâ€¢ 1,Â·,Â·I./ ,Â· .1 n P, ir, h Added I 01. I. .A Nu~ bw '"Â·541 1911., 11185 /1Â·,iri.lipâ€¢/ Dâ€¢rkâ€¢ b:*f,â€¢n,1,4 . 189 E~j Nâ€¢,11 -11,0/â€¢ ':,trv-Re~r [Irl~Iling ,â€¢t,tril) BLEEKER STREET /Or // BLEEKER STREET N/ 1 EXISTING SITE / TIMELINE HISTORY - 232 East Bleeker 2 .EXISTING SITE: STRUCTURES, TREES & TOGRAPHY - 232 East Bleeker 0~37 SCA, i i,li - 1 <r Ey -i , 11Â· , r,Â· 1131llS IlllÂ¥NOW 689 BIOCK 12 ALLEY BLOCK 12 AllEY 3490 - - - -- miz-= PROPERTY UNE â€¢80 r'i -9, â€¢:M m Uly'Own .Alâ€¢â€¢.f â€¢ I'â€¢I â€¢â€¢AO.'#fâ€¢ . D. 1, 14,4 , '' , r D. I 4.~31*1 Ff.. 'i' 19,3 :149.1 1- -- .. 1 41.- y 0/:au Â·J-TARâ€¢Al.T-CLI *'?'*Nt'*Blf/01.-6#&*AD ~ Â· i'MARIT,0,91'le,J,v.,065-& "23'~~17-77:le-r'i...P| ----Il, 4'Â·-..Iâ€¢-i,VE-.-F ..er.Ft I ..*.2-Â· Â¥1 . i 1 1 I./AA 5 .-I .....-ell... I.*...Im./.i 4 I 97. 1 1 1 44, t . -'. ~~na.â€¢ AN- .....,1 -I....Mo -........... 1 ' LOT R LOTS I 1 1 5.963 SOFT 6 0. .N'.t. LOT SIZE 1 . .r.% 4.9. 1, t i , 1 I ..,2 4 'rM 1 '45,),Â»>4 1 41 , E-3,9.53 I erâ€¢. ,Â·, r. â€¢,V, t---ra henS *W-I i , iÂ·ibtz"-,- ' 'N**.-./-1-# ic~1-.-p-~0M.[Â»~Â·RÂ».- U.-1.-1-1 1 1.1- 1 I & 1 j'1418RNS.- 1:1~ 1 '117/I'l'./.~| - ~ i C FF '1 1 - 1 2 i./.a .1, 1 1 1 w. I i~ 1 1 '.91. t* 5 '-ONSTRIN+TION Â·111}'I,N, 1 = ~i f . ..,1 / n 1 1 - ..Trw~â„¢*' A 18"- 18/0 /E,Â·. â€¢â€¢i.,1 St.In AÂ·1.1, il i 1 Z . - Dr 1 C - b . InW' Iii 18'~ [hanl Wâ€¢â€¢1 Ailâ€¢lihirn 4,1.1, ~ ME .-4 1 ~ I ./.Râ„¢' 'ARDS'TBACK . .. :1104 i , 11'198 i N- [â€¢.1.e. F u. i i,Â« i ,â€¢IrÂ»,4, i A=n in 91â€ž~Ar.~ .... 1 i % 1 1598 1 ' Lot -9 -'-- i ' Lot "R = -- -- 1- -- -- -- I- -L PROPERTY LINE 1 m-'ll. 1 ~[!1 10~1 litrar Wâ€¢Â·u N *Â·0 Iii.MÂ· 44. Addrit) .f~.4 1849 ~ Neâ€¢ Viiâ€¢,1 }i,Irv 1â€¢â€¢.rih Ad â€¢Ir d rip% 'EJ31 2/,13 1/M~Â· 11Â·,ir. lirâ€¢.Â·' D-â€¢ kâ€¢ r.1 -1,4â€¢,1 ~~ NIA . .4 lEsli Non mi rl, Entry - Rear Dâ€¢-le}lig #w) h ,~ BlEEKER STREET (3) e BLEEKER STREET 1 EXISTING SITE / TIMELINE HISTORY - 232 East Bleeker 2 EXISTING SITE. STRUCTURES, TREES & TOGRAPHY - 232 East Bleeker EF SCA. â€¢/ Â· Ut:;USCAU: 111- - 1 0- Im/04 1131!1SH,UVNOW BlOCK 12 ALLEY BlOCK 12 AllEY W-rin .â€žfl PROPERTY LINE *nuoi .~ Mn.IR.SckeÂ£10,62,St:**2,#t,**~1 ..7,1.1 5,1- :v..1,~.f#% '1 :uÂ·. â€¢es - . a 1 .1,1 1./.0 9 *,Al .â€¢AD gi-,â€¢ ..r 3 . try M-TiA.21 E â€¢EF Afl VA,#14" Ark 1 4-Na-Â·3Â·Â·â€¢,â€¢~IN'â€¢â€¢'~-- PA~ZE I B'O'> 4.1 | ,~< 1 11 r . 1 1 1 1 1 61 1 -..-...../-'.....I-'ll....... = 1 F 41 1. LOT R LOT S :Â¥ 1.-/. C 1 1 1 LOT SIZE ' 9 3/--:..2 1 ' Â· 5.983 SO F T 1...,.. - 1 1*,1,1:2.. 41 1 1 1 h 1 1 1 M,LÂ·It.1 . 1- 1 2 1- . 2 *Iâ€¢â€¢r*.. 4,1 1111,#U.12-11- 1 ..ran'.9.. F -â€¢ ...All- ..q'llâ‚¬râ€¢- . r.... W. - I.I.- C " - I.-1-' -.â€¢ 1 1 1,-*#.r,~â€¢v r- wtÂ».i k> m~00 .,1,kr.r,- P,~)- [~~0â€¢ 0-- 1.-u,~uu,u.,-- 1 1 11 1 1 11 ,41., ,â€ž1 1 4 1 1 1%98 . /2, 1 1 --1 1 1 - 1 -0 == ow'MÂ·MN Â·l/mu li 9 1 CJ I mq ,{)riginâ€¢1 1"r "M. li 1. ~3 Â· I flnÂ·1-1800 19â€¢ .â€¢,id Stâ€¢â€¢i, 4,1,1-d~ i| .: .Lruulc,;--.---Â£ .. 1 1~19'1 Uront#dÂ¢11 - Â· ~ ~ 1 1 M"Â»'IT Â¥.IRDSE,181.Â©* .. ing' 1.1 11148 (N,6 tâ€ži,zer F......41 5 43 .. 10 li I #- l IWIA 1.wre 01:th,indin, Ad.1,4 Lot "R" Lot IS" PROPIRTY LINE |~ 1* IRr- Wrâ€¢t I FW 11,9Â· Air- Atrritl ... 01~1 ./. F ri /1 r.1 râ€¢ lon h Added .*04 .75, 1 1849 f /- r 1333 11'U' M' lim-hâ€¢â€¢/ Drrkâ€¢ Flpanded , VN L.k .,P. 20, 1 Ni,1, thâ€¢,"ri. knlrÂ¥-Hfmr Driallul, Aildrili ... --_- ---. ---. 0 14---' 1 BLEEKER STREET rh / BLEEKER STREET 1 EXISTING SITE / TIMELINE HISTORY - 232 East Bleeker 2 EXISTING SITE STRUCTURES, TREES & TOGRAPHY - 232 East Bleeker E37 SCAL, 'â€¢Â· 1 7- U737... lr- ' r limS HOUVNOW ni= 111111:: BLOCK 12 ALLEY BLOCK 12 AllEY 24Â» 1. f- 1 PROPERIY UNE ...i mp .- I. Â·*. 4Â· 1-*'y. 5.:00= 'U-4.../ 44 .r/â€ž, ..., 94Â£*5 -:,4 4Â·3 44 '' 5; 7- =- t' 7111x .'' Â·g. 1 J. 'TRACÂ» =====imEFilK Ft.2 4 â€¢#'ANLI 1:9*Up | *4 11 1 -14 â€¢4AA % * ': .1 1 .-&- I 4 f' Ale- ,â€¢-fM i rÂ·r- - I .,14â€ž .1.â€ž 1 1 1 i Qi ./,Â» ~ 1 2Â¥ 9, ..0 1 1 --- lOT R LOT S L it )1 1 1 1 1 U-- It" Trâ€ž LOT SIZE | , "-'~ *1 5.963SQFT M fiÂ· E~Lk ; T.*.---/*-*---IN-Il 1 F=*5:1 1 , 4 1 1 11 1 I .111 --- . 1 IMAE % â€¢ .IUOt 'I It 1 2 li .1 1 2 1 , 2 -* ial 1 1 4 1 131 11 M ..7 1 am'*B. 1 iM}'1~1 ; w 5 i m F 'm : = r 1 y R !1 ~ innÂ·,4890 IMâ€¢....4 41â€¢., 44.1â€¢41 1 43 12 .r-1* r I * iii IMMI'l Itrnnl Wâ€¢91 4'1'11'11"i MdI I 1 2/E -. g 1 4 'Re#,1 YAIDSET.Act ~ 4 11 .. .9 â€¢ri InOM INi, tkingrr F~1*1[ngl .91-, 'A., ,---Â£. 'tal .401% 1 1 't' i , 1 11 1 1 0.1.... P I * -I [~.itt,1,114,1,K 'ded i Lot "R Le 3.-- - U - - 9 - 9 - - - - - PROPERTY LINE i ~ 1 .1..Â· | 1./4 11..r /â€¢Â·. A E..t Ht,inâ€¢ Arrl. .....11 *PA -- 1. ... 1 1599 ; 1 Nâ€¢Â·w Frinnl }i.lri t'onÂ·h Adrirri .9 - h '777-1 UN i./ ..4 '8 % 1,113 11Â·,irrl-~/ 11-4, ExpAnded '* 11~il x,Â·m 'twâ€žr, Wry Hrar [Irle,hni %.Mr,11 BLEEKER STREET e BlEEKER STREET /7\ op 1 EXISTING SITE / TIMELINE HISTORY - 232 East Bleeker 2 EXISTING SITE STRUCTURES, TREES & TOGRAPHY - 232 East Bleeker 9, Â·1~ Â«ALI 'A . ' rr \Al <~ 9-*Lt M W '0"1 I GINA 11381SH31Â¥NOW 1...fir.~-1.Z#IlllI~~, 1 BLOCK 12 ALLEY ~ BLOCK 12 ALLEY . 90 - .CD. PROPERTY LINE ...0,.I ....tÂ·**3Â¥~*Â»... _ 2--*IpÂ»Â« 1 --/ 4 -4 -1 1-,a-- 1 4 â€¢t-'*1 Â·7â€¢~-â€¢A~>54'*I Â· â€¢>-a....$.......â€¢-I. 4.. I ...1.'â€¢<Ii I 3 1 *L 1 1 14 11 I ' '.'- i 41>-1, , 1 1 7 1 1 11 1 ' LOT R LOT S 1 1. i 1 49*n- . 1 ... rÂ» LOT SIZE 1 1 1 .-0! -9.- 5.983 SOFT 1 10312 ./ *.--*.....I-*I-/.I-.*.- I 4 1 E . -1.1.9 1 1 11 : .:1111 - 1 C ....1 ... 1, 4 â€¢tâ€¢. I --ct- . râ€¢r *0 .- m,--Â· D.i - -W. I 1 1 6:I 1 1 T,m .- -. .%' ~ a ln~7 11<3 Fl a[~â€¢.~,- - 1-9 f~,~ *- 1 ,Â·Â·Â· 'IÂ· 1 1 1 tz; I 1898 1 I I 6.6.1 14 ,-I 13 W' 1 5 Comm'(Â·TION Â·11%01!v 11 Â¥1 1 00 :1 1 W /// 1118,1 10,0.n.1 1..g H.,in., 1 1~ 1 1 d d 111FIÂ·1-11100 INrâ€¢Â·iâ€¢,~,1 Stâ€¢iii W* * 4 1 / - A 1 4 f... ~ 0" ti,. bill .#11 Addl I ~ VE L r~ O 4 io 'Reâ€¢..,...SETDACK .. lilli â€¢,1 111011 IN,â€¢ [â€¢~,pr KE'.,ing, 1 ,-rÂ»,T ,"frn 9,â€¢"C, ~ *;*: 1898 1 111 1 '.0â€ž- ' 1 j 11,610 ....r .....ing .... I '- / Lot "R Lot.S" ..i, PROPERTY LINE | :Q I 11'#14 lk..i WA, 4 Eâ€¢/ Hâ€žin, 4/ra- *ddrft} 120~1~---, .el :EN N,Â·/ Frâ€¢,1,1 hitri /'nrch Added .Â» 5, 1899 ~ 1/fl.5 19.5 11â€¢nriÂ·hâ€¢â€¢' I'â€¢rk. K.pal:.led ... i ~ Non -11,8,â€žri, Entri Hear Dri.,lint ,4,1,1/d) BLEEKER STREET CD ' BLEEKERSTREET 1 EXISTING SITE / TIMELINE HISTORY - 232 East Bleeker 2 EXISTING SITEÂ· STRUCTURES, TREES & TOGRAPHY - 232 East Bleeker A. n, .Al. imr T <r \ â€¢ 1 1 V Sal 1 i Â·M- - i e LÂ¥'91@SOMÂ¥.*39 i 1. I.â€¢9136..... 11381& Hlll,NOW *# Ni '.1_ A. ..6â€ž:,.r. f A. ASPEN f'?b'),(-Ambl:'4 7.16.-EA' 171 - 1050 REÂ·-,1.9 l-WTRY A'OON, REDR,lON. AWN Miru UNU 1 1966 Two pr1?Wl''RS ADDED 77) RAP' .6, 04 TWO SKY[.1,& 1-,4 zinDLP --, C D f '~ â‚¬ . , 0'.<1 P t .0 . tt'~. ;.~ ~wk- â‚¬Â¥'fj Cl ... 61. . .4< ... -11- :, .bmt r. . 4. 6 . lit r ..4 '--* *47-1 * :43 ./. ' , / /' . ' A 64 7.W.4 . + .. r-, ..~ / ., 7\ / '.1 . I. ,%. 44 . Ai. 1/ / , .- \ 4 1,el 1 f /341 - /4 11 $ 4 t . t 2 1 .1\~ I .*r 11 -4 % 4 I 1. DrÂ·': I I Ap.4 1 1 .4 1 1,2 4 - al .â‚¬\ 1, I . ..2. FRONT ENTRK -F 1- I , 4 . linD/,15'.2 pr,jfÂ·.'er ... 4 h 1 .1 .-PA< 1.r 4. 4 e 44' 2 k LA .t. :7,& (2 4# i,~TFT . .4 44% -1 1 i ' ,, ,di,-a.-LFT 44:I j 0 , . . ..' C . A.*4 .... 0 ./-,- Â£ 4 0#AL- ~ 5% U . p L U... + . .20.-/9/ 4,- 41,4":4 I 1,4, 4,41 r Â»- .,;,6..i,6,.Â» 4 277<W.Fi#'~~ 8 + 4 01* - -4 f -' 2 ' 7 a:. ....6-k :#fit I * ** % 1 L P a.m- ~ : 1 400.6., 4,1. , .. -Â· 1 /4, I . D 11:. - S t IA *flim..Im i "Ir ... ,-Iâ‚¬ R ? **,4/4/igitiwild/ljL. 71*'41 f. 4447, b , BO f Â«0. , ~ Vi .L * 0,430 A /r 7.2 ~e w , 94 42*f 4.1, 4* >t -'. .1 . Tic. '4 . ' V(: - *4 40 l'. ,,1, Â·r r' c=-1 -- - - +UtÂ©9*7- /Â¢AX .L. //01 :~I'll. r-71 Â©Â« g' 1 ILLI ' 1/ - 1071. 1 -*,77 I V. -BA. .P. .. - I--*- I- . I'l.'ll-I- / V. 52-'444 r , 3 *It ............~ -C===, =27 I ~~ff-~ i - :11 71* 1 il l I , Il rr M A Il Al I i i! d 1 ' A i . 1.- .4 -4 W. .4r,~01.1 , S' i ....'-I."I.- * J I.Id..... . I 1 EXISTING SOUTH ELEVATION (BLEEKER) - 232 East Bleeker 2 .EXISTING EAST ELEVATION (MONARCH) - 232 East Bleeker MAI F â€¢'c r.r M13/'CA, F 1,41. â€¢ '0 0 *i#F'.7.,fc -Â·--Â·+02mN.yfr r=1 -IQ-lealllÂ» Â»0 * .. .Z." r 4Â« ...-Itirle 04 liLli <1 *7/51(-2 ====== . . ~ . -'-En.-/Â·0 Â·,r..11 ------1 ------ 4-*--------*---*--- -HW~.:77,7%35' r-----Â·Â·Â·- ~MJ ..~ - 1Â»#11 w 'TYTTN 1 [1 1----*KE , - Â· -Â·Â·~MYÂ· 4*4, r.:Tri .-' ,- -*.9/7:Ov;mÂ· . ./ - I-le-- -A /1 ~ - AÂ»pl,-7,â€¢r- 1- - -,-O.0.Â©Motâ€¢,-1 ~. 11 -r~ 0 ~-.~ â€¢ * 1 i i - .-,rÂ·. â€¢,i n .0....,0-'.1. 3 EXISTING_ NORTH ELEVATION (ALLEY) - 232 East Bleeker 4 EXISTING WEST ELEVATION (INTERIOR SIDEYARD) - 232 East Bleeker 413/ SCALE â€¢Â·C ) 9 SCZE 1.4 -'cr .......1 - O - 6 1 .1 r-.2 ---J- il i - ItÂ· Â· 1 7-7 1)\ r. 14 1 I. 1 4 -wi i I EG ..I- 'I..#- : :-':.-1 .C. 1 - 1 1-, =F 1-EFF) .TEÂ·.149: r $ **# AM .' I..... ..- i 7,3 Â· 1 ......1 1- W . --1 . -1 1 ~ ~A@&â€¢i 1117 1 R#/1.1 EL_ ~ ''44Â·tifh & r.m 5277:Zi:--1, L.:-- -- -0 ,/ '-/1 -1 - t':Â·224>74 / 1.: ; -1... 1 + --L_____ 4 < <-4 - -~ f ~~u . '7;'-'fÂ·'~ Â·7'f iN lr39 l'Upitur. U M 1_-2 1- i 159B Â· ~ICT.11 1 Â· Â· 11':11' Â· ~,;~ 1 1~ - AInic.---1 .1 f 11- 121---- - -" 7 Z-1.0 I *- 7.=r. 1 f.-I 19%1 .-/ . 1. 1 -d. 7 Â· .. . t â€¢ -_-I 1 1... 9. 1 ~ 4-â€žâ€ž==-4 1 1 1698 930 I:Â· O 0 C 1 1. - 1 4 -al , 2 1 'tiÂ· 1 1 f ..' 11 rr----,1 & 94lj 1 EXISTING VICTORAIN MAIN FLOOR PLAN - 232 East Bleeker 2 EXISTING VICTORAIN UPPER FLOOR PLAN 3 EXISTING VICTORAIN ROOF PLAN 0 911 SCALE wÂ· 1 4 439%.E 1 Â·,Â· .,./. 415/ SCILE '4 - 1.0 "....1040'. 5â€¢-Ck' ... 4." U 1 .1, I ./ Ilf/~C,11...â€¢ 1 , ,l iÂ·| 1 EXISTINGGARAGE FLOOR PLAN - 232 East Bleeker 2 EX[SyING-GARAGE-BOOF PLAN - 232 East Bleeker 419 SCALE 1.14â€¢ â€¢ 1Â·40- ll - -\731â€ž 2 B- _ ~ __ _ 1 -I i./ ARâ„¢ 1[~ 7 Â· ~C-9 1'-f W -:71 mÂ· 7â€¢â€¢0 Â·- )4â€ž ~1 Ceâ€žt*rl ~1 -%'F 4 "" m./.#I-.Â¥Â· 3 EXISTING _EAST ELEVATION (MONARCH) - 232 East Bleeker 4 EXISTINE SOUTH ELEVATION (YARD TOWARDS BLEEKER) <Al 1)21 SCA! t U~ 9 17 CLLV sc.1 I 1,4. = ' .0- Au .--+Ae'Â·9'31" - -,O.-:i.- . , I .... 5.- IM. .., r 1 - _ -/ - --+Widhe- - - 0.,01 1*> 2 -9'0 -f - , 5 EXISTING WEST ELEVATION (YARD) - 232 East Bleeker 6 EXISTING NORTH ELEVATION ( ALLEY) - 232 East Bleeker ~Al 02/ 5Â©~LE 1,~Â· Â· 1Â·. 430 SCALE 1,4..,..0. . 0 34 Â«35* .Ba Sept 9, 2014 Amy Simon City of Aspen Community Development Department 130 S Galena Street, 34 Floor Aspen, CO 81611 RE: 232 E Bleeker Ave Historic/Modern Duplex Summary Letter Aspen, Colorado Parcel ID: 2737-0731-6006 Dear Amy. Thank you for all of your time and knowledge regarding this property and the process required for it's development. The following information will address the Sections of the Land Use Application Manual and the Land Use Code as outlined in your letter from the pre-application conference summary dated 12.18.13 with Derek Skalko. This property is located in the R-6, Medium density, residential zone district. RELEVANT LAND USE CODE SECTIONS SECTION 26.304 - Application 1. Please see attached letter of authorization from 232 Bleeker, LLC, a Colorado limited liability corporation, granting Kim Raymond Architects, Inc authority to act on their behalf throughout this process. 2. Please see the attached Vicinity Map with a legal description and directions to the property. 3. Attached, please find the Disclosure of Ownership in the form of the Title Insurance conveying the property to 232 Bleeker, LLC. 4. See number 2 above. 5. Please see attached Site Plan depicting the proposed changes to the existing landscape and building footprint. . 0 6. Please see the site improvement survey of the property located at 232 E. Bleeker. 7. Please see below, the description and summary of all requested information pertaining to the Land Use Code sections in regard to the proposed development. Additionally, please find a copy of the Pre-application Conference Summary sheet, attached at the end o f this packet of information. This application package includes all requested documents as outlined in the pre-application conference summary dated December 18, 2013. Section 26.410 - Residential Design Standards Section 26.410.10 - Applicability 26.410.010 General A. The purpose of these standards is to preserve established neighborhood scale and character, while not determining architectural style. The intention of the development of this historic property is to renovate the existing home to it's original style, extend the one story addition towards the back of the lot and create a second dwelling as a duplex at the rear of the lot with garages facing the alley. Reviewing the history of this building and using the Sanborn & Sons Mapping information the original structure, built in 1882 was a single story log home. It was sometime between 1883-1890 that the second story was added to the home and it was given the Victorian elements. These decorative details were very basic at this time. In 1893 the addition to the west was added. The Sanborn maps show that the front porch that extends the full width of the original home was in existence since at least 1890; and the new addition to the west shows a full width porch from at least 1893. We are planning on keeping the full width porches with their respective roofs, but eliminatingthe new 'gingerbread' detailing that was added in 1983-85. These elements will keep the appropriate domestic scale for this private residence and offer vitality to the streetscape with the outdoor living space facing the street with no fence between the home and the passersby; allowing for interaction between public and private. There was a garage or other similar structure built on the northwest corner of the property sometime between 1893-1898. The Sanborn maps show this structure on the 1904 map, but not after that time. The existing garage was built in 1959 and has no historic significance. B.2 The proposed development will be a duplex, thus all of the residential standards shall apply. 26.410.020 Procedures for Review A. A pre-application conference was held between Amy Simon and Derek Skalko regarding this project. This letter addresses the issues outlined in the letter sent by Amy dated December 18, 2013. D. Please see, outlined below, the details of the specific variances that will be requested of the HPC and City Council forthe completion of this project. The variances being sought are: side yard setback, combined side yard setback, a subordinate link that . 0 is more than 10'-0 wide, a rear yard setback for living space, and reduction in the number of parking spaces required. We are seeking the variances because they help the project meet both the Residential Design Standards and the Historic Preservation Guidelines; thus allowing for appropriate design solutions for the life safety of the occupants and the preservation of a very high quality historic structure. 26.410.040 Residential Design Standards A. Site design 1. The existing house is located on the corner parcel of a typical city block on two original City blocks. The front fa,ade of the existing structure will remain parallel to the street. It is currently 20.1' from the property line. We are proposing moving the house forward 5'-7", up to the front yard setback line to allow for a larger "connector link" between the historic structure and the new addition. This also allows usto keep all of the new development completely behind the plane of the back of the historic home. 2. The proposed renovation will place the front porch right on the front yard setback line, this will put the plane of the front fagade and the front porch within the required 5'-0 of the front yard setback. 3. There are no proposed fences or berms for the project. B.1. Building Form 1. Secondary Mass; The requirement for 10% of the total square feet of the project will be met, as approximately 50% of the proposed development will be attached to the existing Victorian home via a single story "link" element that is 18'-6" long. This link is between the 2) two story elements. 2. This link meets the height requirement of having a maximum plate of 9'-0. The link will have some portion of it used as a deck for the back unit of the duplex. This deck will have a glass railing, 100% transparent. Please see plans and elevations. The link is 23'-9" wide. We are asking for a variance from this aspect of this design standard. We feel that the longer link, moving the two story mass further away from the Historic resource lets the original building be seen better from the street and will not be over shadowed by the new, modern unit in the back. Though the width of the link is wide, it is narrower than the historic building, set back from both the east and west walls of the building, exposing both back corners of the original structure. C. Parking, garages and carports 1. This property does have an alley and the two, single stall doors are accessed directly from the alley. D. Building Elements 1. Street Oriented entrance and principal window. The proposed duplex sits on a corner lot with the historic house facing Bleeker Avenue as it was built originally. This unit has a front door and the original primary windows that satisfy this criteria. The new unit at the rear of the lot has a front door, porch and primary window that all face Monarch; this unit is set too far away from Bleeker for it to relate to Bleeker with the entrance. The proximity of this portion of the building to Monarch, makes it appropriate to address Monarch with the entry; thus, this unit also meets this standard. Dl.a The entry doors on both units are in the front fagade of their respective buildings and are no more than 8'-0 tall. . Dl.b Front porches: Both units have covered, front porches that are one story. The historic unit originally had full width porches (as seen on the Sanborn maps, Exhibit A). At some point those porches or roofs were removed and replaced with small roofs that covered just the area of the door. Please see photo as part of Exhibit A to see smaller roofs. We propose keeping the full width porches and roofs that are evidenced on the Sanborn maps in the late 1800s, but removing the gingerbread that was added at a later date. The new larger porch roofs were built in the 1960s. (not sure of the exact year; possibly in 1965 when the asphalt siding was replaced with wood). It is our feeling that the larger roofs on the building are more in line with the original roofs and that these roofs will satisfy this standard; will have a 5'-0 deep porch that will be over 50 sq. ft., will still be historic, will encourage the use of the outdoor living space and add vitality to the streetscape. The front porch on the new unit facing Monarch will have a 5'-0" deep porch; which will extend 3'-0 past the setback line. Thus we are asking for a 3'-0" setback variance for the length of this porch, 12'-0". It is 72 square feet. The porch will also require a variance from the combined side yard setback requirement of 15'-0 for the length of the porch; we also need a variance of 8'-0" for the 12'-0 long porch and a variance of 3'-0" for the length of the building that comprises the main level of the new unit. Since the property line is nearly 19'-0" from the edge of the road, this variance will have no negative impact on the neighborhood on the east side; on the contrary, it will bring the front porch closer to the street which will have the effect of encouraging the interaction between private and public. In considering the combined side yard setback, please note that the basement level is right on the 5'-0 setback line on the west side of the building (opposite the new entry porch on the east), but the exterior wall is set back 3'-714" from the basement level; this makes the request for the combined side yard setback only applicable to the basement level which will have no impact on the neighbor to the west. DZ. The primary and dominant front fagade of this building is that of the historic building, facing Bleeker. The historic building does meet this standard, if it is renovated back to it's original condition as mentioned above; with the full width porches, the one story element will be present to meet this standard. The depth of the front porch is only 4'-4" deep however. The secondary porch is 5'-0" deep, 2'-0" shy of the property line. Both of these two porches are more than 20% of the front fagade of their respective units; but neither porch is the full 6'-0 deep. The historic porches remains the historic proportion and porch for the new unit is held to 5'-0 deep so as not to require any more of a setback variance, and the proportion works better at 5'-0". D3.a Street facing windows shall not span between 9-12' above the main floor or where a floor may typically be located. There are no windows in this "no window zone" in either of the units of the duplex, the windows in the stairwell in the new unit meet the exemption for windows in this zone. This wall is set back slightly with a different material to demonstrate from the exterior that it is indeed a different space. . 0 03.b There is only one non-orthogonal appearing window in the building, in the front fagade of the historic building. It is a rectangular window that has had trim over the top of it to match the rake of the gable from it's original construction. D4. All the light wells, for both units, are located behind the front fagade of the primary section of the proposed duplex; the historic building which faces Bleeker. There are no window wells in line with the front fagade, facing Monarch. E. Context 1. Materials. El.a All of the existing materials on the historic house will be cleaned up and repaired as necessary to maintain the historic character of the building. The proposed new materials on the modern addition will flow around the building in a consistent manner, with very few material or color changes. El.b The palette of materials will be different than the historic building; but will be true to their natural characteristics with heavy materials at the bottom of walls. El.c Highly reflective materials will not be used anywhere on this exterior. EZ. Inflection. The proposed project is located on a corner lot, thus just one adjacent lot; which lot is empty, serving as the large yard for the home another lot to the West; which home is two stories. Thus, this standard does not apply to this structure. Section 26.415 - Historic Preservation Section 26.415.070 - Development involving designated historic property or property within a historic district. Section 26.415.07OD Certificate of appropriateness for major development Dl. This development meets all the criteria for being a major development: a. it is building a new structure in the historic district b. it is altering more than 3 elements of the existing building in the restoration work of the Victorian and adding an addition to the back. c. it is expanding the floor area by more than 250 sq. ft. D2. This project does not need any additional Land Use approvals. D3. Please see section 26.304 above for the general application information. The attached drawings shall include all listed drawings and requirements, including conceptual materials, and 3D renderings of the project. See Section 26.410 above to see how the project complies with the residential design standards; see Section 26.415.110 for a detailed summary of the variances being requested. Section 26.415.080 - Demolition of Designated Properties Al. This application to the HPC seeking approval to renovate and remodel a historic resource, create an additional unit in the form of a modern duplex to the Victorian house, includes the request to demolish the existing garage structure. A2. Please see above for general information in Section 26.304. A2b. The existing garage appears to have been built in 1904; which makes it old but not constructed with the original home. In fact, the maps show that a different garage was in existence in 1898, then removed. The current garage has no architectural value or importance to the history of Aspen's culture. Please see the . 0 attached photos, plans and diagrams showing the history of additions and removals to the home and the garage over the years. Exhibit A. A3. We ask that this demolition request be reviewed with the rest of this project, as it is all relevant only when taken together. A4. The garage meets the following criteria, meeting the standards for demolition: c) the structure cannot practically be moved to another appropriate location in Aspen; it is not worth the expense to move it and d) it has no historic significance making it worthy of being moved. Additional Criteria: a) The small garage, behind the historic home, has no significance to the parcel or the Historic district as it was constructed decades after the home; it's removal will not be a loss to the community at large or the historic parcel. b) The integrity of the Historic parcel and Historic District will not be adversely affected by the removal of the garage. The important and significant resource is the home facing Bleeker Avenue. c) Demolishing this small garage will have no bearing on the historic preservation of the area; it is the house that has significance and it will be renovated and restored. B. We are not seeking a certificate of economic hardship. Section 26.415.090 - Relocation of Designated Historic Properties Al. Please see above for general information in Section 26.304. A2. The existing structure has been very well cared for over the years and is in excellent structural shape to withstand the relocation. The original home will be moved using the technology and practices that are typical of this type of work; being done by a reputable contractor with a history of successful house movings. The move will also be overseen by the structural engineer that will outline all required bracing and shoring for the move. A3. The entire original structure will be lifted and shifted forward and to the west. For the construction of the proposed basement, the building will be left on the temporary structure that suspends it above the ground high enough to allow needed excavation and construction of a new foundation and basement level to the structure. The proposed plan for this building is to move it forward on the existing lot far enough that there can be a substantial single story element between the historic resource and the addition of a modern dwelling at the rear of the lot and still meet the 5'-0" rear yard setback. The proposed new location has the front porch right at the front yard setback. The home is also moving 1'-4 to the West to save a large tree on the east side of the property. A4. Once put back on the new foundation, the home will be completely renovated with new plumbing and electrical systems, any damage done to the building will be repaired and the new addition will be incorporated into it. A5-9. N/A This house will remain on it's original lot. . B. Procedures for the Review of Relocation Request. The applicant asks that this request be reviewed with the rest o f this package as it is a major development, pursuant to Section 26.304.060.B. The consolidation of all requests will be the most efficient use of time for the members of the HPC, Staff and City Council. Thank you. C. Standards for the Relocation of Designated Properties The relocation of this building meets criteria 4) The relocation is an acceptable preservation method given the character and integrity of the structure. Additionally, the move will not adversely affect the integrity of the Historic District or diminish the historic, architectural or aesthetic relationships to adjacent properties. The relocation is very minor, allowing for more separation between the historic resource and the proposed addition and allows us to save a mature tree. Additional Criteria: 1. The building is capable of being lifted and shifted onto the new foundation; the structural integrity of the existing building is completely intact. 2. The building is not being relocated to another site. 3. There will be a structural engineer involved in the planning and the physical lifting and shifting of this building. The details of the shoring and bracing will be specified by this engineer and coordinated with the house mover to take all precautions available to protect and stabilize the building during the move. D. Procedures for Considering Request for Relocation of Properties under Consideration for Designation. N/A; this property is already on the Aspen Inventory of Historic Landmark Sites and Structures. Section 26.415.110 Benefits Pursuant to this section of the Land Use Code, the applicant is seeking certain benefits being offered by the City of Aspen to encourage good preservation practices; taking advantage of the preservation tools that were developed to help owners, in response to the tight historic preservation controls legislated by the City. A. Historic Landmark Lot Split The code allows for properties on the Aspen Inventory of Historic Landmark Sites and Structures to be exempt from the GMQS requirements allowing owners to create a second dwelling unit on the designated property. We are requesting this benefit. Section 26.470.060.1. Allows for the development ofa duplex on a parcel that contains a historic resource; including the renovation of the historic building and adding a second dwelling. This section also states that no affordable housing mitigation shall be required as a result of the additional dwelling unit. To make it fiscally possible to renovate this historic sti-ucture to the level of detail that the HPC expects and that we are proposing to accomplish, an additional unit is needed. Thus the request for the duplex on this historic lot. B. Increased Density The R-6 zone district allows for a duplex on the historic parcel with the appropriate approvals; which we are seeking here. . 0 Cl. Variances The applicant seeks to take advantage o f the offered variances to the to meet certain design criteria and to save a mature tree, as outlined here: Please see Attachment 3 of the Historic Preservation Land Use Application. Side Yard Setback: Requesting 3'-0" variance on the east side for the front porch of the second unit, facing Monarch. We met with Ben Carlsen, the City Forester, to discuss the many mature trees on the lot. We told him that we would do ati we could to save the historic cotton- woods along Monarch street. To accomplish this, we made the building 1'-4" narrower at the modern unit of the duplex in addition to moving this unit 1'-2" to the West to get the construction almost entirely out of the drip line of this tree. In order to keep all of the new development to the back of the property allowing the historic home be the focal point of this corner lot, we designed the new unit to be completely behind the historic building. In doing this we are requesting the side yard and combined side yard setback variances for this small element; which is virtually see through Combined Sideyard Setback: Requesting 8'-0" setback for the 12'-0" length of the entry porch, which faces Monarch. Beyond the porch we are seeking a variance of 3'-8" for the remainder of the width of the front fagade of the new unit. The opposite side of the building, which creates the other side of the combined setback, is the low, sloping roof at grade that provides the skylights for the lower level that is right at the setback line. The perception from street level is that the house is narrower and meets the 15'-0 sideyard setback except for the roof of the entry porch; which is just a roof and two columns. Please see Site Plan. Rear yard setback: The garages meet the 5'-0 rear yard setback; but there is some living space on all three levels that are in the rear yard setback for living space. In addition to keeping the larger, single story link between the historic and new parts of the building and to keep the new development situated at the rear of the lot; we have a very small portion of living space on the Main level including the stairwell and a portion of the upper level. Thus we are requesting a 5'-0 rear yard setback for a portion of the upper level, a smaller portion of the main level and the stairwell. Parking: Requesting one space variance; we can provide 3 of 4 required; but with the new development pushed to the rear of the lot, and trying to save most of the trees on the south west corner; there is literally no space for the additional parking space. C2b. Shifting the bulk of the living space of the new unit to the upper level and the rear of the lot, allows for a substantial single story "link" element. To better enhance the historic resource, the addition of the modern second dwelling is separated from the rear of the historic building by nearly 19 feet; allowing the historic resource to be the focal point of the lot, especially as viewed from the front and East sides. D. Parking requirement reductions are also offered; we request a variance o f one parking space. There is one garage space for each unit and only space for one offstreet parking space; thus we need a variance of one space for one of the units. . 0 separated from the rear of the historic building by nearly 19 feet; allowing the historic resource to be the focal point of the lot, especially as viewed from the front and East sides. We moved the living space on the three levels forward further than the rest of the house to create more interest on the back fagade, to break up the tail mass of the building; also in response to the concerns of the neighbors. So the living space was moved forward on the lot 5'-0". D. We have created the four parking spaces required for the project, thus no variance is requested for parking. F. Floor Area Bonus: We are asking that the HPC grant us 448 sq ft of the possible 500 sq. ft. bonus, as we are taking great care in restoring the historic resource to as close to it's original look as is feasible in studying the history of the building and complying with as many of today's Land Use Code standards and requirements as possible. Amy Simon has provided us with some photos of the original house and of the details of the home that we will use as a guide to bringthis home back to it's historic appearance, including finding a metal 'chimney pot' to replace the original, removing the gingerbread trim that was added in the 80s. Not only are we taking great care in renovating the historic home and keeping it as the center of attention on the lot; we are saving the historic cottonwood trees. Section 26.575.020 - Calculations and Measurements. Please see attached Floor Area Ratio Calculations as Exhibit D. These calculations were made in accordance with the regulations and rules of this section and Section 26.710. The Floor Area for this parcel is 3600 sq. ft. for a duplex on a 6000 sq. ft. lot, plus the requested floor area bonus of 448 sq. ft. = 4048 sq. ft. of FAR. The current measurements and calculations per this section have been addressed in the calculation of floor area for the building; including the subgrade space; please see attached. The changes to the building comply with the definitions, requirements and limitations as outlined in this section. Section 26.710 -R-6 Zone District; Medium Density Please see the attached Survey as Exhibit E, for compliance with setbacks. Any changes or additions to the building will be in compliance with the setbacks except as noted with requests for setback variances. Please see Attached Floor Area Calculations as Exhibit D. In Summary, the proposed changes to this building comply with all requirements, limitations and restrictions as outlined in Title 26 of the Land Use Code, as described above; including the request for certain setback variances and benefits as offered by the City to projects that are saving our historic resources. A comment on the design concept is warranted here. The roo fline of the modern Unit at the back of the lot is flat or slightly sloping for a couple reasons; 1. We felt the simple forms behind the angled roofs o f the Victorian would be less distracting, acting more like a backdrop for the historic structure. 2. The flat or almost flat roofs are much lower than the ridges of a gable roo f, which would be far more imposing behind the smaller scale of the historic building. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 F. Floor Area Bonus: We are asking that the HPC grant us the 500 sq. ft. bonus as we are taking great care in restoring the historic resource to close to it's original look as is feasible in studying the history of the building and complying with as I ' ny of today's Land Use Code standards and requirements as possible. Amy Simon has rovided us with some photos of the original house and of the details o f the home at we will use as a guide to bring this home back to it's historic appearance includin finding a metal 'chininey pot' to replace the original. Not only are we taking gre care in renovating the historic home, we are saving the historic cottonwood -ees. Section 26.575. 0 - Calculations and Measurements. Please see at ched Floor Area Ratio Calculations as Exhib' . These calculations were ma in accordance with the regulations and ules of this section and Section 26.710. The loor Area for this parcel is 3600 s t. for a 6000 sq. ft. plus the requested tl r area bonus of 500 sq. ft. =4 0 sq. ft. ofallowable FAR. The current measuremen and calculations pe this section have been addressed in the calculation of Moo area for the bui ing; including the subgrade space; please see attached. The changes to the building com witl he definitions, requirements and limitations as outlined in this section. Section 26.710 -R-6 Zone District; Medi ensity Please see the attached Survey a xhibit , for compliance with setbacks. Any changes or additions to the build g will be in mpliance with the setbacks except as noted with requests for s back variances. Please see Attached Floor rea Calculations as E ibit D. In Summary, the proposed ch ges to this building comply ith all requirements, limitations and restrictions s outlined in Title 26 of the Land se Code, as described above; includi the request for certain setback varia es and benefits as offered by the City to p ojects that are saving our historic resource A comment the design concept is warranted here. The roo e of the modern Unit at t back of the lot is flat or slightly sloping for a couple r sons; 1. We fel e simple forms behind the angled roo fs of the Victorian w ld be les istracting, acting more like a backdrop for the historic structure. 2. 7he flat or almost flat roofs are much lower than the ridges of a gable ro f, j/ which would be far more imposing behind the smaller scale of the historic building. Thank you for your time and consideration of this matter. We look forward to working with the HPC on this renovation and addition. Sincerely, Kim Raymond, Principal / Kim Raymond Architects, Inc -.. IM/ROVEMENT & TOPOGRAPHIC SURVEY h., I ..li -7.-I -1 28 G M ~E 6.60 LOTS RaS, BLOCK 72, CITY AND TOWNSITE OF ASPEN -/ 91 SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH P.M. , 0-97 Â·Â·Â·mr Â·4 ~Â£ f 2% COUNTY OF PITKIN, STATE OF COLORADO -agneÂ·%*RkÂ·:4~3' 79~ 01Â¢ ..3:4.711 P-; 3.E 'S. f 47:y':Â·:44.14:.1*spen.4 4 ~ ,- . t 5% 85 0 eg 5 3 4 1 IiI 24-/*cY/,WAIP,1&/1Â»:2 -I '4. 9-E,B4=8/9tf I CD LOT F ~ LOT G ~ LOT H l LOT I | -3 ;,4 ";~~~~: 1,45 1,4,05ta." i , / / ~4#.4,{,Al.,th=Offf-,2-2}fri-kt' BLOCK 72 -ALLEY ~. ile; t .:1\\\il.:t'. 7,-Â·/9.9 1 GRAVEL ALLEY _ (20.69' /DE) -W CORNER LOT K \- -~tz'-flfi:~,c,.re?}4Â«0*40~-5*-73â‚¬24...fli:37 , # 6 -\ FOUND REBAR & 2 ./ \ 4 7 -9 1 / 11,1 11, ':9.1 'A.1,11.11;,\ 1. .\"1 \'Al./.1 ,/4.4. bh/U PLASnC CAP IUEGIBLE Â· --f~j~~__g__t & ~ 2(44..t'<Lue'4~;-,14.413Â·N: ,-X _ - . I.-IM . - -i / --P--- S--Il / 60.35' FOUND REeAR & / i S75Â°09'11"E 59.83' ~ 3 . SET INASS .UG I Lfall REBAR a PLASTIC CAP LS9184~ - Â· .- ~ I / N8411'trE 0311 /, 2, 2/ 1 > 1#06 IÂ· I .Hc~,13.LSI9598 . / VICINITYMAP 1 PLASIC CAP 125947 ~ / |1 .2 / SCALE: 1~ - 1,000' WOOD GARAGE . ~ FENCE / ~ | ~ i- -CONCNETE DRIVE : 1-STORY - 1 L= / / .*24.2 I 1/, SERVICE._092 I Â£ "'.. 89.52 1{13&35.WI{t,Â·11'twl, f. â€¢ - R 1 1 1- --- -m--0Â»Awd- 1- t- f . . 4 1 NO PARKIMG-/ 1 ..8 SON . / 2 / ./ :-+ j I - m2 2 N ' â€¢ CONCRETE ' '~424â€¢ 1. / PA"0 I Â«24. Mg2 $ Â· I . 1 F , pLIL :CT.TRE~.th 2 81Â·W . / E.2 GRAPHIC SCALE f (4, M - =44<4-k*3305-7Â«>~7313.2 1. /' /10~ 4 111 PROPERTY DESCRIPTION 1 3 LOTS R AND 5, BLOCK 72 CITY AND TOWNSITE OF ASPEN .0 LOT P I LOT Q -3 C IN FEET) COUNTY OF PITKIN, STATE OF COLORADO. " 1 inch - 10 ft ... 4 WOOD VICTORIAN ~ ~ 5,~~Â· ~~, ~ NOTES: 2-STORY ' LEGEND - ~ ~, 1 HOUSE ' â€¢â€¢1- 25 1 ) BASIS OF BEAR1NGS FOR THIS SURVEY IS A BEARING N 75Â·09'11"W BETWEEN THE SOUTHEAST IG GAS METER CORNER OF LOT S, A FOUND 3 - IRON BAR AND THE SW CORNER OF LOT R, A FOUND NAIL WITH .4 0 232 E BLEEKER STREET 1 2 ~ I ELECTRICAL METER PLASTIC CAP LS 9184 IN THE TOP OF FENCE POST AS SHOWN HEREON Â» W g Z M TELEPHONE PEDESTAL 2.) THE PROPERTY BOUNDARIES WERE ESTABLISHED BY HOLDING THE SE CORNER OF LOT S, 1 1 -r STREET SIGN BLOCK 72, A FOUND 1- IRON BAR AND â„¢E NW CORNER Of LOT K. BLOCK 72. A FOUND REBAR - 0 - 44 4 FENCE UNE AND PLASTIC CAP ILLEGIBLE AND PRORATING THE LOTS. m %13 1 1 3 ' (N14'50'49"0 - RECORD DATA Ews ~ /4 #:Â·Â«Â»i~ i.- :<~-):Â». I f O -4"2 3.) DATE OF SURVEY: DECEMBER 13, 2013. CONC. = CONCRETE EL = ELEVATION 4.) UNEAR UNITS USED TO PERFORM THIS SURVEY WERE U.S. SURVEY FEET. 1r= b rop DE. 1 2 -2â€ž4 2 --9===k _AL_QOOR 1 4 5.3 THIS SURVEY IS BASED ON A BUILDING PERMIT SURVEY PREPARED BY ALPINE SURVEYS, INC. 4~ â€¢ DATED MAY 15.1987. THE 1959 OFFICIAL MAP OF THE CITY OF ASPEN PREPARED BY G E. 2. I BUCHANAN RECORDED AS RECEPTION NO. 109023, THE CITY OF ASPEN GPS CONTROL MONUMENTATION 2009 MAP AND FOUND PROPERTY CORNERS AS SHOWN HEREON 1 1 f OF RECORD OR IN PLACE AND EXCEPTIONS TO n TLE SHOWN IN THE TITLE COMMITMENT PARKING-, PREPARED BY STEWART TITLE GUARANTY COMPANY, DATED NOVEMBER 27, 2013, (FILE NUMBER * LOT R I < C ' 8. > THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESâ„¢,CrIONS, COVENANTS AND EASEMENTS METER ~ Â· 4, 6 LOTS #P 01330-34325). 1 !--1 2 /' 7.) ELEVATONS SHO-1 HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 r-FOUNO REBAR & FOUND N & PC-1 4~ FOUND 1 IRON BAR 1 .c / HAVING A PUBLISHED ELEVATION OF 7720.88. SITE BENCH MARK / (NAVD 88) REFERENCED FROM NAnoNAL GEODEBC SURVEY (NGS) BENCHMARK STAnON S159 ~ i /PLASTIC CAP LS25947 CAP LS9184 IN TOP \ ELEVATION: 7898.57 / , 6058' OF FENCE POST \ , ~- '1 N75Â°09' 1 1"W 59.83' f--------: {64 - 1~ / 8) CONTOUR INTERVAL EQUALS 1 FOOT. (BASIS OFBEARINGS) i IMPROVEMENT SURVEY STATEMENT / ~OP-ilf f 1 0CM 1 j 1 HERE8Y STATE THAT THIS IMPROVEMENT SURVEY WAS PREPARED BY HIGH COUNTRY ENGINEERING, INC. FOR MIJAM G, PARZ~OK AND WEB CAPITAL LLC. 0 - - " x -7899- r-'AiLBOX ]91 1 I 4 ; 1 FURTHER STATE THAT â„¢E IMPROVEMENTS ON THE A80*E DESCRIBED PARCEL ON THIS DATE OF ~ '442 9 . i 22 DECEMBER 1 3. 2013. EXCEPT UnUTY CONNECTIONS. ARE ENTIRELY WITHIN THE 80UNDARIES OF THE -- F) 41 -NO PARKING - -- WA y/. BY ]UPROvEMENTS ON ANY ADJOINING PREMISES. EXCEPT AS INDICATED, AND THAT THERE IS NO -<4224 CONCRETE CURB - - - - - _1_LTD .*/0 - MS'.- PARCEL, EXCEPT AS NOnED. f O APPARENT EVIDENCE OR SIGN OF ANY EASEMENT CROSSING OR BURDENING ANY PART OF SAID 2- S *- - GUTIER . . . . . , I /&'/ - ': I.|I I I 1 I 1 0-1 00 / --(404,1,i - an a.4 - 4 BLEEKER STREET '.. a. alÂ· - 41-NUr-z 1 FRANK W. HARRING,Q,44.SIgÂ·#R,.11959,0Â£*F!hes U, (74.78' WIDE) .5. i &31 . t.,9. 1- 21 0â‚¬ I - > . .. /4. -Â« CLERK AND RECORDER'S CERTIFICATE THIS PLAT WAS FILED FOR RECORD IN THE OFFICE OF IE CLERK AN D RECORDER OF Pill<IN 3 1 \L j PARCEL EXCEPT AS SHO-1. THAT THERE ARE NO ENCROACHMENTS UPON THE DESCRIBED PREMISES COUNTY AT - O'CLOCK- M. ON THE - DAY OF A.0 20__ AND IS DULY RECORDED IN BOOK - PAGE RECEP TION NO PROJECT NO CLERK AND RECORDER 2131732 8YÂ· DEPUTY NOnCEÂ· ACCO~ING TO COXCR~10 LAW YOU MUS"NCE ANY LEGAL ACI'BASED UPON .Y DEFECT N THIS SURhâ‚¬Y ~n- TMREI YEARS AFTER TOU FIRST OISCO'a SUCM DEFECT I NO n,ENT WAY ANY ACTION .ASED UP(/ Al'rECT I TMS SURÂ·â‚¬r . Col#.0 610ME THAN TOII 1 OF 1 YEARS F~0,1./ 0/.......... SHO-,eECÂ»L 30'viaÂ¥ â‚¬ 995;2-9'6 (OLS) XY=[ 6~~S 9 nOA 37023 SIA3H 31Â¥(J ON >61ht 3141 'SNIM33N nOO HOIH ' N3dSÂ¥ =10 A.-LID Â»>12 3 04Â« 6 18 NAAn,0 >{08*ZUVd 9 INVI--1-1[M DMOZELL O'NEdSÂ¥ 30 A.110 N14Â°5 49"E 100.00 7897 9 00'99 A3AhlnS 01HdÂ¥89Od 0 9 iN)W3AOHdWI S 14Â°50'49"W 100.00' 5 q'- 10" BLOCK 72 ALLEY e re) /3 ....14 . I . r 0 1 11 , 5' REAR YARD SETBACK 1 5 . 1 1 G O ir :â€¢00 4 . ri. . . 9 MEI-L 1* f.a '.. -491 1-1 J r-- 1 f.1 0 1 1 f. Â» 1 CONCRETE 1 Di ~.El e 1 1 +1 1 EXISTING \ P,QIVERAY TO 1 \ 1 / BE REMOVED Â£________a t________ _J , -- i 56!RL I,i > 5,-ON + 2/ 36.4. ..7 002 VICTORIAN MODERN 2/15/61% BER.AgE -*Be,<17.LIMAN.EVE. ore22-2., -gcp 7.-90\ Â»f// ,<-2 t/. MAN.FIE''COL.. ~ ~Â·/-' 1 J 28 .>Ove 919~i y ENTEY - 6-1 1 1/4". 5 1/21 ' 0 ENT" PAIRKINg SPACE 3 PARKING SPACE 2 /Â·DROW 68 1 --1 \ --4 f-9 f I -- * _ _01 _~ 1 9.- 1 a // 03--HI 1 000 2 00 4- 1 \-,/ ~ lf.*F i MASIER_BEDROOM ~ \ MAE>-TERs-#UifÂ® 1 1 --4 9 -Un 11 4/ V , 1 29 - 1 r < 44 1.4 4--I -- i , ~ .1 t--_12:1.;&2-~f_. JUiliEJJ -: -_~21-1-=Eft'41_31/21- Â·â‚¬21 1~~ . 1Â£~ 4 1 - . 5 Â·.11 + 1 9 -_. ~ u.j#17*lifip- 1 UE.r.g li>__29<h; hy x , /---L_ t9 1 / 9 4 1 ..4.4 1 1 / 0 1 1 9.- ./\.. 1/ A- ~, -- - - 7=111 ''.0- r -'r- \ O/1 \. 1-0011 'TP f / 1==lkÂ»R ./26-i-110 1,11[ Stic)~ia'K -'1,0 2 . I .All ..(0'. I. ...%0006:FJ,127/; pÂ»~.34-'% - Ill lie i 3 ; .1 orÂ· v'r n. , ./1 Â» (\8 ' N i 1 - . ./4 //1 01\ - 0 0......3 i i. - - -- 1237Â·CREN - --V 1 r G=di L_ _ 2 i, 4 /1." 6 (pl~_ \ \3, 5 -3 1 / 2' 3 lieD a ...2.- r -- 6 LIVING ROOM ~11 - \ 1 k / U. 4 \ 11 / 1 1 fY 3/ l< '1 ~>f ,/ 774 7 --- 9 2 I. \--/ ) h,11 1 (UL . 024 9 1 1 9 Â·32Â·1! 13'-7 1.2 1, 2 y 1, .>Â·COTTONWOCÂ» 1 / / Â·r\. ---9--. / 1 â€¢'A:N.EVEL TOC-<2. 2!)79 0 L / I h li \ A 06- Â·Â·ng.. 4 \ L- 116 OA=in{!3] -1.-* 1. ---3 - t ''I \/ /--,i U W A ENTRY 1 =r.*â€ž f /( /,\1 Â®"?EM~R+1:Fâ‚¬F:. F 4/74-.7. -6- PA-10 1 1 / 94 - -0 Â».7 U 0000. / on $ 10 FRONT YARE) SETBACK u /00933$*Be<:oÂ°yÂ°o/Â°pÂ°oÂ°cots e 4 2 I ,+NX \.\/U/%/IL /\ : ENTRÂ¥ POROH O ' Â° 1 --f 615 4/PesÂ°ACY#/062*oÂ°oÂ°ao#ck t -0 47/*#2 n 3-4-f-~~~~ _ _ _ _ - / 1 \ f / / 08) I \I / I COTTONWOOD ~ -1%' DtA ~ i~~ ~ 22Â· DIA D.L. ' COTTONWOOD 46Â·' DIA. 5 2% DMA D L 1 j //\ 1 2//7 1 /71 32 \ / 1 3 99 4 i 1 1 \ / J li Il Ir ./Â«9 / - 1 / 7///7 0 , / BLEEKERSTREET , r .rny:.909-" ry . 77 I 4. 1/ I HISTORIC MODERN DUPLEX Q. 6 - m 232 EAST BLEEKER AVENUE 1 Al, â€ž 4 .4 1 Lie i ti C 3 . 1 011 . m ASPEN, CO 0 Li M # 3 9 g i 3 0 7 1 K imR aymondArchitects,Inc SITE PLAN ' A www. KirnRavrnondArchitects.corn L . FULÂ· tel 970-925-2252 email kim@krai.us old *I *2 01 613>13318 ZEZESN-ld /ME>133-18 ZEDINFIN Â· 2331SVVil 6123<061&6@luniok Al CINâ‚¬ .1.1 ~ Â° Â°Â°cÂ°alÂ°oÂ° o o %Â°o o 1.77#8' 1/JUFNO/Â¥ 3Nll /183<30/d ~28135 0331: 3016; 9 5 q'- 10" f BLOCK 72 ALLEy e 9 I Â· 0 ' , in 5Â· REAR YARD SETBACK I~ 0 ----- 0 b i Ur. r, 11 1,1 41 i 0 0 6..01.6 /1 : ' ,=1.- EbltiFES r- 1- i=,1 . EISNO | i ORIVENAÂ¥ TO OFEN '>SE~-4 4 f BE REMOVED 4 j 4.-4- - 1.-4 - .-0" 2.*.11 -4 \499 / OLL MICIQE!&.2 MODERN ! i d .7 0 ./1.Â·, â€¢4,3.' LE~21. 1 0 thle@Z 2252*E ---44.1 toll-2 - MAINLEve- 120-0'- 1 =63-- M,'.:Â·Â¢>-/%3 / ~7.#-1 4 '/ 1 \ 0 7'nch / ' 45 ENTR. 1/1 1 ..7. r i-- - 6-11 1/41 5 11.1. 54 11 C =J f.-1111 :Â¢0 0 %008 N 40) ..C,QO, 0 2 0 1 -3 L-/ f f FARIN 4 ...E PARK]746 t*19 ' I Â·Â·Â· 9 EN@ W 4 /4 /42/ji \-5 4 19 457 / -/ 0 -1: 4- - 9 7 - ,-I _ L i MÂ»IEAÂ©EPICOM ~ 00.' 00 1 5 H*5TER 01**FflÂ®1 11-9 1-0 3, ,/ \/ S v 1/ r j / 2 h \ 4 / 4 1- - 1 , Â£ Ul//2.41 1 1 ,/01 7 h b: PE.>/ 1- 0 1 glic:tnEâ€žl.:,4.1..:... , ~ i 7~2~0---~t \ > %1 ----:1_=i MASTER PATIO *- 1%4 i i Ell Lt-- 11 11 - - 93-4..t . Fa. 7 4-Â»-\4:=-1.6--4 ///, 1.- Mfo'11 ~ANT'. / O - Nt-Â»92* *3 14 =1 -HTÂ·2~'~~~I . 0 Ch. . . . ~ ~ ' i k. I. ' / A , 11.,_ W -- \ 2 . I . A / 0 ... U O // 4\IiÂ«\ 1 00 0.-00 câ€ž.00'..0 C 'r----/ V 1, 9 A i U F / /1 l'' \ \h: .=Il 'IJ A' b ft 714 21 - _ - A 0. ....1....tu eati 1 . I.!Toi;KEN 1, 4 '. cr I Ill. w Z 6 A,-3 0/4 4/ 0 _j -C- r n > 11' CS ""li 10"Fl 5 k 2 1-/ LFUL' u a . C. 0 0 44 I 5,3 72 LjvjNG ROOM '12 \ y / 9 ' -- . u L/' /'' 1 \ /> .2 1 ~/ ,~~ 4- U -9-/ 9 r :P, LE aL i ed.y . \ 25 DIA D L : //Â»4 e . .)1 -1 j - a <D ~i 00.~73\(â‚¬] (3 /11:-1. mi.f, 9 ATI: / I // \1 / - lili -1 - 14 t' --1 1-1 . . UQI. ENTRY 00,541 --=L-~:f , -V \ 1 e.:77 0 4 / r / t-- \ A 3,+4#1041:1..... -0-F.Tâ‚¬.31--:.. -0- T+.74 T 91-1 v h f \' L P \ /1 On + sÂ· p '- rui j ARD SETBACK f:Â·*1423$)~:Im/:'.Â·Â·.'*: O...4 - f r 1 C .r 1, 0 /1 0 1 4-43Â»6040 f'Â· mâ„¢, Fo.0. 0 +1 Â«Ve>*Stsn~ nt ee ....0 00.0 - 9 tb 0001 , g~ -')0000Â« .,6 -*--Â·,'c.0.#rew *~- . O, ' 000 0 / 7 f 11>Â¢14 - \ tx 1 / - - 7'f- v 4 , h i + LO \ 43 / 38 ~IAN 'CAD &/ 22 DIAOL \ COTTONWOOD 1 \ 1 46. DIA 11 \ 28 DIA DL /1 / 1 49 I li t r 8 04 ro,r /; 1 1â€¢A <WOI ?26 -1 -1 l A 4 2 8} -1 1 i S emg 8 0 1 1 6% 9 :68 1 i / m ./ /// A ' \ i '/I'. I V I / , g :45 E Â¢ ix! Ai g U fi .4 '-1 --- , ~ 11>< 01 01 14 , 70 - ' / <b lf' ... 111 + \ / BLEEKER STREET 2 &3 x- I / (51 1 U m 70 M ,/ - 8 * 9 m h 14 % F g U, i :0 g .. .. 1 CO HISTORIC MODERN DUPLEX â‚¬ I v E ./ 232 E,AST BLEEKEK*ENEERAGE 44 E-1 E-1 M 9 272'.1. Â£ N p*ad] i .74- . ,+ 1 m ASPEN, CO 2'f~tdÂ¢L~.:T K-mRayniondArchiterts,Inc 54=325. r SITE COVERAGE -gitÂ·-- !,1 www.Kin,RaymondArchitects.corn CD";R:-1 tel 970-925-2252 el-nail kirn<jpkrai.us uld H 41 01 33>13319 282/9Nld /23>13319 ZEZ/INIA h!31SViN 9103202jd/seU]1110/V L.7.Val.%' 1/JUFNOA' Â®TAL LO , 03.ON S 9 6120 9Â¥42iY= blv, 0.4,â€¢ I '6, I L .... 1â‚¬-6 ZONE DISTRICT FAR SUMMARY E ALLORABLE FOR 6000 90 FT LOT . + 3600 60 FT FOR A DUPLEX LOFNER FAR 2 9 8.5 SF . 3 - MITH HFC BONUS 500 90 FT = 41 OO Sa FT MAINFAR 207 5 SF PECK ALLOMANCE E 15% OF 3600 =540 90 FT SARAGES FAR q 3.5 SF < E UPPER FAR 1546 SF CN O >N INTERIOR FAR 4013 BF E 31 DECK FAR 35 SF -> :2 0 + 0 -- -- TOTAL FAR 4048 SF 0 0 0 0 0 0 1 - ''3 f .". ' ''., r '1 .'.1 f â€ž/4 14Â®.f .-f â€¢ ALI DESGâ€¢R. 'EAS ARRANCE,e,TS A,KÂ© PLA~S INDICATED DÂ¥ THESE DRAWINGS H. SPEC,FICATIONS ARE THE PROPERTY AND COPa........KÂ»~0........C AND -&....8.-.ON..DER W~~ N. 99 --e __ _ Â·J711 9*CLE 4 .I~ I SPACE 1 -m' 0-ENac]MS SHUL TAKE PR2CE.NCE BE USED 8Â¥ ANY Oâ„¢ER PERSON FOR ANY LGE TA 08 I + '51.. WHATSOEVER .THOUr WITTEN PER.SSION 0Â·'ERSCALEDOIhIEDeoNSANDSHAUBEVERAED E I .OUGHT TO ./ .rnON. THE....{N Ar â„¢E ~TE 'HY./10-1 'SCREP~NCY.WU P~OR TOCO-ENCEME. OF WOR* 17=- 9 3 11-1 Im' IEEE 1~ 'd -' 12 -3/ L= .rÂ© W 6 j . .-4.1,-O 9/' 9,622,1 - W-- E --7- 1 147&11 \44= r--~ =J--T -lk- .... 6'- 11 1 /4~-5 1/2 ~ . 0Â» - 9 2- -=. 957 sq R El-~ 7- I 61333. 'hll n ; 5 '1 1 -7 4 2.1 1 1 g. 921 _h8Â£ *. 6.562/1 - PAR.IN.$405 3 ....1- 51' i 807*n_U .'.65/ -:' I.W. 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Fl'-11 e. - -11 I [ 3 4 =izal L-J -4- m1% I j m 0 1 1 =rer 9 -/-1 Er*f-~- 0 :0 0 01 r--1>~ USâ„¢ d -- - 1 15 [ 3+ [ 3 559 sq M rb/ ' 6--1 6 =LI_ ELL 1 r 11 1 1 iIi __w ~ li-*8~ U|~ .,2 + +-w26*LALLE~;f--1 9 4 1 ENâ„¢lol AE=Â· 4.r- DATE ISSUE 0 0 0 0 8 0 0 0 MAIN FAR UPPER FAR 807 + 1268 =2075 q87+559=1546 ScaleÂ· AS NOTED LOMER FAR 19Â¢17 + 1735=3732 x.08= 2 q 8.5 SF VGARAGE 333-250=80/2=43 FAR UPPER DECKS (TOTAL DECKS) Â·JOT MEASURE ONE INCH 1 TFE -OVE ./IENSION DOE IxACTLY THIS DRAWING .1 4AVE BEEN EN~ARGED AR MGARAGE 536-250=7 1/2=50.5 241+334=575 4/UCED AFFECTING A ABELE' SCALES 35 90 FT COUNTS AS FAR TOTAL GARAGE FAR 43+50.5=93.5 ALL DECKS AT eRAPE ARE EXEMPT LOWER LEVEL FAR UPPER LEVEL FAR A 1.2 SCALE 1,8' = 1'-(r MAIN LEVEL FAR SCALE 1 /8- = 1Â·-0- SCALE 1/8' = 1+4 /Volumes/PROJECTS MASTER . 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A- :-J 1- a- pliggilip.% K,mRaymondA,chitect,,Inc ELEVATIONS- WEST AND NORTH I'litâ€¢Nii 374:glgy*y2~5~ndeA~ca?'ir;222;N-us 031Nlhid 31VQ# SCALE. 1/4Â· = 1:0Â· .C-,l = Â»Wt 31VOS NOI1VA313 HlhION WEST ELEVATION - ~OI~TIN~ H~TEONSI~O~HIOMNEY ShIOO0 39Vhr,91Vlary ONV SSÂ¥19 031S083 - SIDING TO MATCH HISTORIC REPAIR OR REPLACE EXISTING WOOD OF INFORMATION) METAL CHIMNEY POT S RESEARCH AND REPLA MAT HISTORIC ED< ING CORNERBOARDS TO --' HISTORIC PHOTOS ISTING REPLICA (NOT SHOWN HERE DUE TO LACK :& . X<* i - 1 80) %O ic 8 8 A >X m %8 1% < 25 & -1 OI 1 6 Z b . -Â«- 1101 1 a 06 , 6 9 i., .. I K 4 L X C - - 1 11 - 2 == 111 11 61 L-- - . - Â©EaaEEEP~11 r < 11 4 89Â®(W . Â¥ .-) in lilli * i r 711 111. Ly 1 -- 6 .,, r.-........ .:::::::::::::::m::::: 1 0 e 83 2g *i 24'-11 3/4= 7 "hy!"11%*C @9 HISTORIC MODERN DUPLEX A -1 081#'101,2- m 1 0 232 EAST BLEEKER AVENUE :jfigi*i:9.8 8112@55%21 E ASPEN, CO F--*M-4%~-&-u-W- - 1 j r m 68 0 ia I "~~aill KimRaymondA,chitects Inc ELEVATIONS- EAST AND SOUTH tillit?!Ri www.KimRaymondArchitects.corn of..9,285:5 tel 970-925-2252 email kim@krai.us 031Nlhld 31Va# NOI1VA313 1SV3 01 SOUVOGH3NWOO OIWO-1.SIH 9NUSDX3 - NIVA)H 01 913INBOO DIWOISH DNI1 SIX3 318ISIA NIVK3& ~~~~ A3NINIHO OIWO1SI~9~llSIX3 3~AS A~~~N~E~~NISH EXISTING ICI OF EXISTING I .....0/ 3 :10 030. . , L.L.-1 ..0 + 1 -r i , ---Th / . 8 1 . * 4 4. .' - 1 f :1 f 9 0 a $ 2 iE/i61 E HISTORIC MODERN DUPLEX 1%21112*1330 2* - 232 EAST BLEEKER AVENUE Â¥O E 029*ime INg M ASPEN, CO 138:li:91== m 385 Mi #.lil LE o wf:.33#Aft 0 -Raymon d Arch,tect , Inc COG . U:*N ial/S:29.=35 - 1 21=Ali:2=:Im RENDERINGS ~~~1|~5~ tel 970-925-2252 ernail kir-noDI<rÂ·al.us M 18&~Ri www.KirnRaymondArchitect'>.coin 031Nl3d 31VO# M3IA 16Â¥3 WEST VIEW 0 1 - 1 lilli 81 aiD 1. - 1 133EllS hl3>13318 00*Â·2014.1AH fe COMMUNITY DE,ELOPMENÂ¥Â»EPARTMENT - - - *02/4 Agreement to Pay Application Fees JUl 9-xem. 232 BLEEKER LLC 3.-c-e 70 -917-977-0511 n g |TY 2 1 20 14 Ema DiviLLENS65@GMAIL COM-*fl#4,,. up Ac:-ess c:<13*=AS I BLEEKER ST. ASPEN E -7 2385 NW EXECUTIVE CTR -- ! w ac/Â£18/364/ 2-C=â‚¬6, Sv: eÂ¢. 2 A=-ess. DRIVE se--3 : 5 --5-e' SUITE 440 BOCA RATON. FL 222 Â·32 37 + 33Â·131 .-Ce-52-1 1-3: :-e CO -23 22:223...a Or: -2-Ze N: Se-es c'2011 -e. e.4 'ees t- Le--0 UM 2.1.-Zato-5 5-2 TE za,-e-: c- :-ess 'ees s a :c-zz.- .-.e-ece-: :c deze- - -7 a.= 32--=- =-câ‚¬-2-ess I --ce-srE-z re: as:-2 .-2.--/ .2. re-1-29 2- resx-s z e â‚¬3- se, -3 e fees t":- s Â¢e.ec--en: ex caus ~c- =2: fes a-2 re'e-e 'ees r e-Â·es ta ray :-ef: 0-2.- 2 fees 'c- re .ene,- -= za:ed i --de,te-0 :-a: trese -St 'ees 2-2 -2--'Ex.-Car e 4 975 Select Dest O Q=fort non 932 'es t. 26Â«U,40 i *=-6=:- Se'ect Dept 0 Se:ect RevieÂ·â€ž 9- 2â‚¬=SZ Zeses Z- 1 1-6 CL E-Z . _-Zâ‚¬-32-C -2t Zerâ‚¬.Se C' t-e SZe rEL-E Z- 53CCâ‚¬ C' -e Z-ZXSeZ 2-:ez: : 9 72: :-2-55.2 -a.:-st -enk-:n t-- ' ece-:.-tria z.=.3 -â€¢-5 ,+Z .2-2-263 -C -9 .C= Calz- 1-2 25:CS : -2. 22--LE '--Zâ‚¬-32-2 3-Z E.'66 72~ ' 3 - -:*22-2226 t- 27. S--- t: CC-ze'. 2-2-zess.71 -6.6.4 = u . =08 -=--Â· Â· u S. -= . â€ž-. .=.- ... = =.. ----- --Â·- -I.Z.-27.- --ess -.cces;-e cat:- '- I --- -- .r - Vp--~ ~._ 2 --Â· tre CS.Â· s-2 - ze fc-s -55-2 2. te unÂ· as te -1 reze 21 5, 32 ! 23-ee n re-7 Care-: 6 y z ZO - - - Â· -- I --- - 6 0 0 72.-: 3- 1--red---3 Des.-r-err sta"- re AfÂ·2-22-2 z-e --Â·- Â·='-= -=r--.-- 2-Z--: 4 re C ec Â£ 5265 2--2-' City cf Aspen: Property Owner. By: ~~ - Davili ~711#,is. Manager Citi Use: LF t 2:.'C th'A- c Rect=ed: S Januar>. 2013_ .. -- C#> of Aspm i i 30 S. Ga!44 si ; 1 970) 92630*} RETAIN FOR t: 7, f ..'- f-toR#VjAIÂ·wi:NT Fil we ) hi h, -< :1 4,1 11 t/, 1 , (14 , .n, 1 111 , t: '11 1 .. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon, 970.429.2758 DATE: 12.18.13 PROJECT: 232 iE. Bleeker DESCRIPTION 232 E. Bleeker is a landmarked lot containing a Victorian era home. It appears to be two fuil size townsite lots, however a recent survey shows the property to be just under 6,000 square feet. The effect of this discrepancy is being researched. The applicant proposes to lift the house, relocate it on the site, set it on a new basement, and construct an addition. The applicant proposes to demolish the existing garage structure. A second unit is to be built on the lot in order to create a duplex. Units in a duplex must share a common, unpierced wall of at least 10' in length. The common wall can be at the basement level. The project is likely to include requests for setback variances, a site coverage varjance, and a floor area bonus. HPC has the authority to consider variances if they allow for better placement of the new construction relative to the historic building, and a floor area bonus of up to 500 square feet for an outstanding preservation effort. A preliminary worksession is required pnor to any hearing for any bonus request. Design review will be according to the Historic Preservation Design Guidelines and the Residential Design Standards. The review is a two-step process, with a Conceptual application (mass, site plan. etc.) and a Final application (materials, landscape, lighting.) Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.410 Residential Design Standards 26.415.070.D Major Development m 26.415.090 Relocation of Designated Properties 26.415.080 Demolition of Designated Properties 26.415.110 Benefits " JUL 2 1 2014 26.575.020 Calculations and Measurements CITY OF ASPEN 26.710 .240 R-6 Zone District COâ„¢ftjâ€¢#TYOEMKOP*IE~ Land Use Code: -C:{ 17.nillf \ItY-L'i-2-:Â· dir); -anc oilinaj : 'Â» ~' 1 anc , fe- Li. ; 11Â· HPC Design Guidelines: , - Dll--let _._11 ..1 illl;. - til ... ..-.,1.1 Prey 4/z__ .._ r -6# f . I 1 . . RECEIVED JUL 2 1 2014 CITY OF ASPEN HPC application: COMMtâ€žINITY DEVELOPMEN1 http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/AppsÂ°/020andÂ°/620Fees/2011 %20 Historic%20Land%20Use%20App%20Form.pdf Review by: Staff for completeness and recommendation, HPC for design approval Public Hearing: Yes, at Conceptual and Final Referral Agencies: Parks Department. Planning Fees: $1,950 for 6 billable hours (additional or less billable hours are at $325 per hour) at Conceptual application and $1,950 for 6 billable hours (additional or less billable hours are at $325 per hour) at Final. Referral Agency Fees: $975 Total Deposit: $2,925 at Conceptual and $1,950 at Final. Total Number of Application Copies: 12 copies at Conceptual and Final. To apply, please submit 1 copy of: O Signed fee agreement with payment. O Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative authorized to act on behalf of the applicant. 0 Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. Il List of adjacent property owners within 300' for public hearing 0 Prior approvals. And 12 copies of: Il An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. O Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. Â¤ 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. At Final review, provide a lighting plan and landscape plan. 0 Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs at Conceptual. Final material selections to be provided at Final review. .. O 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. O A written description of the proposal and an explanation of how the proposed development, and any requested variances or bonuses, complies with the review standards and design guidelines relevant to the application. O 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. Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building- related and accessibility regulations. You may contact the Building Department at 920- 5090 for additional information. Disclaimer: 1 The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. .. stewart title Stewart Title - Aspen 620 East Hopkins Ave View your transaction progress 24/7 via SureCIose. Aspen, CO 81611 Ask us about your login today! Date: December 10, 2013 File Number: 01330-34325 Buyer: WEB Capital LLC, a Colorado Limited Liability Company Seller: William G. Parzybok, Jr. Trustee of the Parzybok Properly Trust established under Trust Agreement dated February 4, 1999 Property: 232 East Bleeker, Aspen, CO 81611 Please direct all Closing inquiries to: Please direct all Title inquiries to: Priscilla Prohl-Cooper Linda Williams 620 East Hopkins Avenue Phone: (970) 766-0234 Aspen, CO 81611 Email Address: Iwilliam3@stewart.com Phone: (970) 925-3577 Fax: (866)277-9353 Email Address: pproh!@stewart.com SELLER: BUYER: William G. Parzybok, Jr. Trustee of the Parzybok Property WEB Capital LLC, a Colorado Limited Liability Company Trust established under Trust Agreement dated February 4, Delivery Method: Emailed 1999 Delivery Method: Emailed Listing Agent: Selling Agent: Aspen Snowmass Sotheby's International Realty Investors Property Corporation 201 Midland Avenue 595 South Broadway P.O. Box 650 Suite 200 Basalt, CO 81621 Denver, CO 80209 Contact: Ted Borchelt Contact: Joseph (Max) Cohen Phone: (888) 794-8080 Phone: Fax: Fax: Email: Ted.borchelt@sothebysrealty.com Email: jmcohen220@hotmail.com Contact: Phone: , Delivery Method: Emailed Fax: Email: : Emailed We Appreciate Your Business and Look Forward to Serving You in the Future. 0 . ALTA Commitment 0/17/06) ALTA Commitment Form COMMITMENT FOR TITLE INSURANCE Issued by STEWART TITLE GUARANTY COMPANY STEWART TITLE GUARANTY COMPANY, a Texas Corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A,as owner or mortgagee of the estate or Interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and termihate six months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company, The Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Countersigned by: stewart 42.140,â€ž~~ title guaranty company , ~?- t, / gn: u) 2 Matt Morris *&lizzd Countersignatuic President and CEO >ze/E 641244.~ Stewart Title - Aspen 11 ' co.'044 ''Â·., it'' 620 East Hopkins Ave 22:223 2-**S 28*:- Aspen, CO 81611 ,/0 1Â· 1 008......1 (970) 925-3577 1>Â¢ji0/fr Denise Carratix Secretary Copyright 2006Â·2009 American Land Title Association. All rights reserved. il....... Tho Use of this Form is festricted to ALTA kensees and ALTA members in good standing as of tho date of use. AM / f.1 E.IN I 'll} 111/1 All other uses are proh,tited. Reprinted under license from the AmoTican Land TiVe Association, â€¢.tt,â€¢,ItÂ¢11)>. File No. 01330-34325 .2 I 004-UN ALTA Commitment (6/17/06) .,t, Â· .. .. CONDITIONS 1. The term mortgage, when used herein, shall Include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or Interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent Ihe Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such know[edge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions, 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy of policies committed for and only for actual loss incurred In reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule 8, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title lo the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at< http:/twww.alta.orat>. All notices required lo be given the Company and any statement in writing required to be furnished the Company shall be addressed to it at P.O. Box 2029, Houston, Texas 77252, Copyright 2006-2009 American Land Titlo Association. All rights reserved. 1"/mil"12"3. The use of LIM Form is restrlclod 10 ALTA l:conseos and ALTA members in good stand ng as of iho date of us'e. AM[Plt KIN Att other uses are prohibited. Reprinted under license Nom the American Land Title Associalion. 14.1, lilli 4.'..1.ill File No. 01330-34325 ./ 1/*4 004-UN ALTA Commitment (6/17/06) 'Sit .. COMMITMENT FOR TITLE INSURANCE SCHEDULE A File No.: 01330-34325 1. Effective Date: November 27, 2013 at 8:00 A.M. 2. Policy or Policies to be issued: Amount of Insurance (a) A.L.T.A, Owner's Policy 2006 (Extended) $3,650,000.00 Proposed Insured: WEB Capital LLC, a Colorado Limited Liability Company (b) A.L.T.A. Loan Policy Proposed Insured: 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: Fee Simple 4. Title to the said estate or interest in said land is at the effective date hereof vested in: William G. Parzybok, Jr. Trustee of the Prazybok Property Trust established under Trust Agreement dated February 4,1999 5. The land referred to in this Commitment is described as follows: Lots R and S, Block 72, CITY AND TOWNSITE OF ASPEN COUNTY OF PITKIN, STATE OF COLORADO. Purported Address: STATEMENT OF CHARGES 232 East Bleeker These charges are due ahd payable Aspen, CO 81611 before a policy can be issued Basic Rate 2006 Owner's Policy: $6435.00 Owner's Extended Coverage: $150.00 Tax Certificate: $20.00 Copyright 2006-2009 American Land Title Association. All rights reserved. - The use of this Form is restticted to ALTA licensees and ALTA members in good stancEng as 01 the date of use. 4/1 INI' ".1 11,1, All other uses are prohbled. Repfinted under t,conso from the American Land Title A55ociation. *4'.1...... Fite No.01330-34325 Page 1 of 1 STEWART TITLE CO STG ALTA Commitment Sch A STO GUARANTY COMPANY .. COMMITMENT FOR TITLE INSURANCE SCHEDULE B PARTI File No.: 01330-34325 The following are the requirements to be complied with: 1. Payment to or for the account of the grantor(s) or mortgagor(s) of the full consideration for the estate or interest to be insured. 2. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. 3. Evidence satisfactory to Stewart Title Guaranty Company of payment of all outstanding taxes and assessments as certified by the County Treasurer. 4. Execution of Affidavit as to Debts and Liens and its return to Stewart Title Guaranty Company. NOTE: If work has been performed on, or in connection with, the subject properly (architectural drawings, solls testing, foundation work, installation of materials), please notify the Company's escrow officer within 10 days of receipt of this title commitment. 5. Evidence satisfactory to Stewart Title of Colorado, Inc. furnished by the Office of the Director of Finance, City of Aspen, that the following taxes have been paid, or that conveyance is exempt from said taxes: (1) The "Wheeler Real Estate Transfer Tax" pursuant to Ordinance No. 20 (Series of 1979) and (2) The "Housing Real Estate Transfer Tax" pursuant to Ordinance No. 13 (Series of 1990). 6. THE FOLLOWING REQUIREMENT IS FOR DELETION OF SURVEY EXCEPTIONS 2 AND 3 OF THE OWNERS POLICY: A SURVEY, meeting the minimum detail standards of the Survey , prepared by a registered Colorado surveyor, within the last TWO MONTHS, must be presented to Stewart Title Guaranty Company, for its approval prior to the deletion of any survey exceptions from the OWNERS POLICY. Stewart Title Guaranty reserves the right to take exception to any adverse matters as shown on said survey, or make further inquiry or requirements relative thereto. Said Survey, must be certified to Stewart Title Company and/or Stewart Title Guaranty Company. 7. Trust Agreement for the Parzybok Property Trust established under Trust Agreement dated February 4, 1999 NOTE: This agreement will not be recorded, but must be presented to the Company for its review. 8. Relating to WEB Capital LLC, a Colorado limited liability company, The Company requires for its review the following: a) Copy of the Operating Agreement and the regulations of the limited liability company and any amendments thereof b) Execution and recordation of Statement of Authority pursuant to the provisions of Section 38-30-172 C.R.S. Note: The Colorado Secretary of Slate shows this company in good standing. 9. Deed from vested owner(s) vesting fee simple title in the purchaser(s). NOTE: Notation of the legal address of the grantee must appear on the deed as per 1976 amendment to statute on recording of deeds CRS 38-35-109 (2). Copyright 2006-2009 American Land Title Association. All rights reserved. ../..... Tile use of mis Form Is restricted to ALTA licensees and ALTA members In good $1afld'ng as of the date of use. ..lul'. Ail other use; are protubited. Reprinted under hconso from lhe Ameiican Land Title AfsoÂ¢ialion. 1%.1.1,11: .i,4â€¢Â»,h File No. 01330-34325 Page 1 of 1 STEWART TITLE â€žr6,; CO STG ALTA Commitment Sch B I GUARANTY COMPANY P. .. COMMITMENT FOR TITLE INSURANCE SCHEDULE B , PARTII File No.: 01330-34325 Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession, not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the Land and not shown by the public records. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5, Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the Effective Date but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Minerals of whatsoever kind, subsurface and surface substances, in, on, under and that may be produced from the Land, together with all rights, privileges, and immunities relating thereto, whether or not the matters excepted under (a), (b) or (c) are shown by the Public Records or listed in Schedule B. 7. Water rights, claims or title to water. 8. Any and all unpaid taxes and assessments and any unredeemed tax sales. 9. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and Townsite of Aspen recorded March 1,1897 in Book 139 at Pacie 216 as Reception No, 60156. 10. Any and all leases and tenancies. NOTE: Exceptions 1 and 4 may be deleted from the policies, provided the seller and buyer execute the Company's affidavits, as required herein, and the Company approves such deletions. If work has been performed on, or in connection with, the subject property (architectural drawings, soils testing, foundation work, installation of materials), and the Company has not reviewed and approved lien waivers and indemnitor financials, Standard Exception 4 (mechanic lien exception) will not be deleted and no mechanic lien coverage will be furnished. Exceptions 2 and 3 may be deleted from the policies, provided the Company receives and approves the survey or survey affidavit if required herein. Exception 5 will not appear on the policies, provided the Company, or its authorized agent, conducts the closing of the proposed transaction and is responsible for the recordation of the document Copyright 2006-2009 American Land Title Association. All rights reserved. - The use of this Form is restricted to ALTA licensees and ALTA mombofs In good standing as of the date of use. .4.1, I. 1 V:,1 "flk All other uses are prohÂ·biled. Replinted under license from the American Land Title Association. File No. 01330-34325 Page 1 of 1 STEWART TITLE .. CO STG ALTA Commitment Sch B 11 STO GUARANTY COMPANY M.: .. DISCLOSURES File No.: 01330-34325 Pursuant to C.R.S. 10-11-122, notice is hereby given that: A. THE SUBJECT REAL PROPERTY MAY BE LOCATED IN A SPECIAL TAXING DISTRICT; B. A CERTIFICATE OF TAXES DUE LISTING EACH TAXING JURISDICTION SHALL BE OBTAINED FROM THE COUNTY TREASURER OR THE COUNTY TREASURER'S AUTHORIZED AGENT; C. INFORMATION REGARDING SPECIAL DISTRICTS AND THE BOUNDARIES OF SUCH DISTRICTS MAY BE OBTAINED FROM THE BOARD OF COUNTY COMMISSIONERS, THE COUNTY CLERK AND RECORDER, OR THE COUNTY ASSESSOR Note: Colorado Division of Insurance Regulations 3-5-1, Subparagraph (7) (E) requires that 'Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed." Provided that Stewart Title - Aspen conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lender's Title Policy when issued. Note: Affirmative Mechanic's Lien Protection for the Owner may be available (typically by deletion of Exception No. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: A. The land described in Schedule A of this commitment must be a single-family residence, which includes a condominium or townhouse unit. B. No labor or materials have been furnished by mechanics or materialmen for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. C. The Company must receive an appropriate affidavit indemnifying the Company against unfiled Mechanic's and Materialmen's Liens. D. The Company must receive payment of the appropriate premium. E. If there has been construction, improvements or major repairs undertaken on the property to be purchased, within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and/or the contractor; payment of the appropriate premium; fully executed Indemnity agreements satisfactory to the company; and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. To comply with the provisions of C.R.S. 10-11-123, the Company makes the following disclosure: a. That there is recorded evidence that a mineral estate has been severed, leased or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and b. That such mineral estate may include the right to enter and use the property without the surface owner's permission. NOTE: THIS DISCLOSURE APPLIES ONLY IF SCHEDULE B, SECTION 2 OF THE TITLE COMMITMENT HEREIN INCLUDES AN EXCEPTION FOR SEVERED MINERALS. NOTHING HEREIN CONTAINED WILL BE DEEMED TO OBLIGATE THE COMPANY TO PROVIDE ANY OF THE COVERAGES REFERRED TO HEREIN, UNLESS THE ABOVE CONDITIONS ARE FULLY SATISFIED. File No.: 01330-34325 CO Commitment Disclosure .. STG Privacy Notice Stewart Title Companies WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable slate law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal information. This privacy notice is distributed on behalf of the Stewart Title Guaranty Company and its title affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA). The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as the Stewart Title Companies, need to share customers' personal information to run their everyday business-to process transactions and maintain customer accounts. In Ihe section below, we list the reasons thal we can share customers' personal information; the reasons that we choose to share; and whether you can limit this sharing. Reasons we can share your personal information. Do we share Can you limit this sharing? For our everyday business purposes- to process your transactions and mainlah your account. This may indude running the Yes No business and managing customer accounts, such as processing transactions, mailing, and auditing services, and responding to court orders and legal investigations. For our marketing purposes- to offer our products and services to Yes No you. For Joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes- information about your transactions and experiences. Affiliates are companies related by common ownership or control. They can be financial and Yos No non-financial companies. Our amhates may include companies with a Stewart name, financial companies, such as Stewart Title Company For our affiliates' everyday business purposes- information No We don't share about your creditworthiness. For our affiliates to market to you - For your convenience, Yes Yes, send your first and last name, the Stewart has developed a means for you to opt out from its affiliates email address used in your transaction, your marketing even though such mechanism ts not legally required. Stewart nle number and the Stewart office location thal is handling your transaction by email to oplou{@stewart. corn or fax to 1-800-335-9591. For non.affillates to market to you. Non-affiliates are companies No We don't share not related by common ownership or control. They can be financial and non-financial companies. We may disclose your personal information to our affiliates or to non-affiliates as permitted by law. if you request a transaction with a non-affiliate. such as a third party insurance company, we will disclose your personal information to that non-affiliate. [We do not control their subsequent use of information, and suggest you refer to their privacy notices.] SHARING PRACTICES How often do the Stewart Title Companies noti fy me We must notify you about our sharing practices when you request a about their practices? transaction. How do the Stewart Title Companies protect my To protect your personal infomiation from unauthorized access and use, we personal information? use security measures that comply with federal law. These measures include computer, file, and building safeguards. How do the Stewart Title Companies collect my We collect your personal information, for example, when you personal information? â€¢ request insurance-related services â€¢ provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you Ihe right to limit sharing (e g, opt out) in certain instances, we do not share your personal information in those instances. Contact us: If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056 File No.: 01330-34325 Page 1 Revised 11-19-2013 Easv peelÂ® Labels i A ~ Bend along line to ; Use AvrriÂ® Template 5160Â® 1- Feed Paper expose Pop-up Edgeâ„¢ * ~ 61 6 ~ AVERYÂ® 5160Â® 1 202 ASPEN LLC 225 NORTH MILL ST LLC 310 EAST MAIN STREET VENTURES LLC 2950 E BROAD ST 2ND FL 1530 BROADWAY 4TH FL 540 W MADISON ST #2500 COLUMBUS, OH 43209 NEW YORK, NY 10036 CHICAGO, IL 60661 4 TOOLBOX LLC ALPINE PETROLEUM LLC AMATO JOSEPH A 208 E MAIN ST 435 E MAIN ST PO BOX 503 ASPEN, CO 81611 ASPEN, CO 81611 HIGHLAND MILLS, NY 10930 ASPEN COMMUNITY UNITED METHODIST ASPEN CORNER OFFICE LLC 20% BERKO GINA CHURCH 604 WEST MAIN 292 GLEN EAGLES DR 200 E BLEEKER ST ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 BLEEKER MILL DEVELOPMENT LLC CARLS REAL ESTATE LLC CHALAL JOSEPH B 345 PARK AVE 33RD FL PO BOX 1365 1005 BROOKS LN NEW YORK, NY 10154 ASPEN, CO 81612 DELRAY BEACH, FL 334836507 CITY OF ASPEN CJB REALTY INVESTORS LLC ELM 223 LLC 130 S GALENA ST 6544 WENONGA CIR 1230 SNOWBUNNY LN ASPEN, CO 81611 MISSION HILLS, KS 66208 ASPEN, CO 81611 FLEISHER DAVID M GARRETT GULCH EQUITY VENTURE LLC GETTMAN ROSA H TRUST BERKO GINA 2950 E BROAD ST 325 S FOREST 292 GLEN EAGLE COLUMBUS, OH 43209 DENVER, CO 80246 ASPEN, CO 81611 HAYES MARY E & JAMES L FAM LP LLLP HODES ALAN & DEBORAH HODGSON PATRICIA H FAMILY TRUST 209 E BLEEKER ST 114 N ASPEN ST. 50% ASPEN, CO 81611 ASPEN, CO 81611 212 N MONARCH ST ASPEN, CO 81611 HODGSON PHILIP R 50% JEROME PROPERTY LLC KRIBS KAREN REV LIV TRUST 212 N MONARCH ST 540 W MADISON ST PO BOX 9994 ASPEN, CO 81611 CHICAGO, IL 60661 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 MOUNTAIN STATE PROPERTIES LLC MYRIN CUTHBERT L JR 57.5% PEARCE FAMILY TRUST 715 10TH ST SOUTH PO BOX 12365 216 E MAIN ST NAPLES, FL 34102 ASPEN, CO 81612 ASPEN, CO 81611 1. 1 1 Etiquettes faciles A peler Repliez & la hachure afin de ) www.avery. com j Sens de 1 Utilisez le gabarit AVERYÂ® 5160Â® 1 charaernent revaler le rebord Pop-UpTM 1 1-800-GO-AVERY 1 Easy PetilÂ® Labels i A I Bend along line to i Use AveryÂ® Template 5160Â® 1- Feed Paper expose Pop=up Edgeâ„¢ ~ ~~ AVERYÂ® 5160Â® i A PEGOLOTTIDELLA PENN PAUL E & SUSAN W PUPPY SMITH LLC ASPEN HOME CONSIGNMENT 3830 E 79TH ST 602 E COOPER #202 202 E MAIN INDIANAPOLIS, IN 46260-3457 ASPEN, CO 81611 ASPEN, CO 81611 RANDALL MIDDLETON/HALLAM LP ROCKING LAZY J PROPERTIES LLC SEGUIN WILLIAM L & MARILYN A FIVE POST OAK PARK #2580 202 E MAIN ST PO BOX 4274 4400 POST OAK PKWY ASPEN, CO 81611 ASPEN, CO 816124274 HOUSTON, TX 77027 SEMRAU FAMILY LLC WATERS DANIEL E WHEELER SQUARE ASSOCIATES 80% 300 S SPRING ST #203 C/O BOSTOCK VICTORIA C 4049 PENNSYLVANIA AVE #400 ASPEN, CO 816112806 8 COPPER BEECH RD KANSAS CITY, MO 64111 GREENWICH, CT 068304034 WHITMAN RANDALL A 4845 HAMMOCK LAKE DR CORAL GABLES, FL 33156 1. 1 1 Etiquettes faciles & peler 1 Repliez a la hachure afin de 1 www.avery.com 1 Sens de Utilisez le gabarit AVERYÂ® 5160Â® 1 rharnement ravaler le rebord POP-UPTM ~ 1-800-GO-AVERY ~ h *:L.l,s. 0-1 i,; ....0. & 2 Â·%. rit, L OUA J A 1 1%. UT; 122 7.33 . Ht.it}'\iÂ·.R ~)'flitit'I AbPL. N . (.. O 81 6 it December 19.2013 Mr. Chris Bendon Community Development Director COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street 3rd Floor Aspen, CO 81611 Re: Request for Administrative Determination for conforming lot size 232 E. Bleeker St., Aspen, Colorado Dear Chris: Please have this letter serve as our formal request for an Administrative Determination that our property located at 232 E. Bleeker St. in the City of Aspen: Pitkin County Colorado. is a conforming 6.000 square foot lot for planning and zoning purposes. Please find attached the current survey dated 17-December-2013. Also attached isan updated Title Commitment dated 10-December-2013 describing the property and indicating that that there have not been any claims against the property (i.e. adverse possession. etc.) and nor are we aware of any such claims. Our request is tliat the Cominunity Development Department determine that the small discrepancy in the surveyed lot widths. being slightly less than the full 30' x 100' each, is a surveying error and that the intended 30 feet each (total 60 feet) by 100 feet for the townsite platted lot widths applies to our property. Respectfully submitted, William G Parzybok Jr Trustee By: 6124- 4312 ...,~ William G Parzybok Jr Date: --Â© 62 21, 7043 Chris Ben;*,n/Communi0;Development Director (dIA/Â£1.- 1/ By C.Ji/V,â€¢ Ax (2<s BEndon Date: (*. U> 2,3 11 i> '} f.? C IMPROVEMENT & TOPOGRAPHIC SURVEY . L . 6 .8 -t 8:2 920 LOTS R & S, BLOCK 72, CITY AND TOWNSITE OF ASPEN , % .- ** / f ?1 0 4 4 -, 69 19 R .... SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH P.M. --1 r COUNTY OF PITKIN, STATE OF COLORADO 97,71'..'.:43'.Â·'G-'A . f..Â·,i::* - ;:t: 11-9 7- 17 1 .01 i 1 i v, e , , 1 --4-t -A . p. IF*â€¢L, f .' I . I IJ '41.- 466 1...,12:..11,1-71;64..... 1 /4 1 I BLOCK 72 -ALLEY 6 .... A... - R (2069 Â¥~E) I. I /3 9,1 .1 1 1 ~ASnC C. UE*LE -7 --- -2 0i r 149.40' - -- 60.35 57.-09'11"/5@63Â· & r.. P.. I 1- 11, --/T .... ./. â€¢ VICINITY MAP P.,SnC CAP LS294. 3, 1 1,1~ 1-,1-ball 1 5 -4.4 <21.... 1 1 --~ WOODGARAGE j ; 1, FEME ..... 1 r i Â·oor Â°-Â·'4 LÂ·IL __3 61 A 7 73 1 NO PAA-c 1. - . 11 3 1 9. â€¢1 :* 5 ' C ..... 1 ./ 1 1 1 2 1 - d* GRAPHIC SCALE r I . '-/.1 1 0 1 11 .:.1 1 -1 * PROPERTY DESCRIPTION 2--) .# %121 LOTS . .. S ... 72 CITY A. t-STE . .SPEN i 1 1 1 g E i ---Al L ~ CouNn . P,â„¢IN STA~ . R.* '11.....) 1 LON :. 1 1 -0-# 0 - r-- 8 v .- I 8; 8 d..1 IR 41 NOTES: 1 .1 LEGEND --~--- 2 FORY WOOD VICTORIAN 5.~H!?EFT. 1-1 =* HOUSE , BASIS . 'El'INGS I. .r. Sul.. S â€¢ ./RE"G 4751>9 11~/ B .D4 T.f S.Ji. AST , 8 ~ GAS ~ETER CORNâ‚¬R OF LOT 5 A F(*JNG 1 * 8. AND .Â£ S. COPNEM OF LOT R A 'CUND NAIL .B Z CUCTRIC. ...R ..ASTK (AP " 9+8â€¢ IN .l 'OP I ~ENC. POST AS Sh'. MEREON Â» 1 Z Of . ..PHOI.E Pâ‚¬OESTAL 2 ) TIE P40~ERTY SC~~DARIES .. ESTABUS'. 8 ,â€¢0~/0 ./ SE CORNER or LOT S I. 44 .1- < - STREET.I' e~OCK 72. A FOUND 1- IRCN .AR ./0 7/â‚¬ 4/ CINER . LOT I .00( 72 I raj/0 ..AR 1 -.- FENCE UN[ AND PLASTIC CAP ILLEGe' AND PRORATING IHE Â£ k*E r- 1 0 g ii z (N~4. 49~E) - RECOR. DATI cc.+C - CONCeâ‚¬/ 2 1 E . E..... 4, UNEAR ./~TI USED To IC.... THIS SUR. r .RE b. SUR'Y Ff. I 4 115 2,"V IS BA. L ON â€¢ BUILD'G .w' 5".Y =.P"ED " LANE SUR.. .C 0 BuCHANAN ..CC~OED AS RECEPTION NO 10902.. THE CITÂ¥ C* ASPEN GPS CON.OL UONU.IM- 2009 *P % e~D PROPFATY CCRNERS AS SH- HERCON _ 6) â„¢IS PROPERrf LS ......SERVALONS IES....S CONINTS ANC â‚¬,SEwENTE 1 ' . RECORD OR I. P'ACE IND EXCEPIONS TO .,LE .... 1/ THE .LE C./ITIENT L "'4 C . PREP*[0 9/ 5-[wâ€¢RT ./E GuAAAâ€¢TY Coâ€¢PAW DATED ..... 27 20~3 I. luâ€¢80 i LOTR b 4 P LOTS .,0 01/30 4325) 7 ) 'EVI/0/6 9/0// MEREON ARE BASED 0/ .... A..1. Al vERTICAL ... 0. 1988 i i ! Irrl BENCH MARK (NA. 88} REFERENCED .) I.'ON. GEDDE'c ...7 (ICS) BE.C./AR' 5,/noâ€ž S159 I r,OUND .BAR I M-M<n ~ ~ - '* GA' 1 + HAe,G A PUOUSHED ELLVABON Or 772088 AAS. C. LU:947 Â· WABON: 789851 , 60Â·08' . . I coâ€ž70, i./Av. rouâ€¢Ls ' roo' N7SQ09'11"W 59.83' -1 .ASIS OF BEARING' IMPROVEMENT SURVEY STATEMENT 5 TOP i MEREBÂ¥ .â€¢I .AT T.6 .PRI.â€¢.T ...Y *AS PREPAR. 8Â¥ /)04 COUâ€¢IRÂ¥ ENCINâ‚¬[*11,0 * Foll $* G PAR're. â€¢ND â‚¬8 CACM. I. $ I râ€¢.'eo' *al / OtCL~leER 1~ 2013. EXCLPT ur~!1Â¥ CONNECTONS ARE ENT1Rfl Y V,Lâ„¢;N THE 80~Jâ€¢,OARIE5 0~ T)â‚¬ : FURDIER .Al â„¢AT IHE IMPROVEMENTS CÂ», â„¢C AROV'E C)â‚¬g*1.0 PARCEL . 1/1/ DAL OF p~CE. ExCEPT AS 940- St** ThERâ‚¬ ARE NO ENÂ¢~OACH~ENTb UPON THE DEXR,BED PREÂ¥,SE. - . 1....................5ES...P' AS,/0.AID '/0 .A nâ‚¬AE G /0 I .Â· PAICEL. EXCEPT AMM C E al L BLEEKER STREET AIANK -mNG# -' s * â€¢w, .p th : ..h , :1 t. i.ki.\ \.7 1 4: '44, ..r ' CLERK AND RECORDER'S CERnFICATE L Twd POT w. Fuo rolt .coRD / 4,r OFriCE . THE CLER,r e40 .COADâ‚¬~ oP p T,oN IS ./. RECORD[I . BOOK _ PACE ..___ RE.PTI~ /O PROJIÂ·C T NO C.R../0...... 2131732 DEPu TI t0222â‚¬3@War.~~ 1OF1 ..... SS,/ 6 0 EL MOO ,*~LÂ¥1*,UO 31Â¥0 ON 12 'ONI'ON,2133NISNEI I. ll/1/1 H)'Ij "Da]C14/ }A 'Â»30.138 9Â£99Â·,Pe i./6) lilli ./ '1013.LS '3nN3AV .... I' MOGAZUVd 9 01Â¥1111. A3AblnS DIHdvhloodO.L E 1N3 N3AOHWWI N.3/9/ NO ALJD W .. stewart title Stewart Title -Aspen 620 East Hopkins Ave View your transaction progress 24/7 via SureCIose. Aspen, CO 81611 Ask us about your login today! Date: December 10, 2013 File Number: 01330-34325 Buyer: WEB Capital LLC, a Colorado Limited Liability Company Seller: William G. Parzybok, Jr. Trustee of the Parzybok Property Trust established under Trust Agreement dated February 4, 1999 Property: 232 East Bleeker, Aspen, CO 81611 Please direct all Closing inquiries to: Please direct all Title inquiries to: Priscilla Prohl-Cooper Linda Williams 620 East Hopkins Avenue Phone: (970) 766-0234 Aspen, CO 81611 Email Address: Iwilliam3@stewart.com Phone: (970) 925-3577 Fax: (866) 277-9353 Email Address: pprohl@stewart.com SELLER: BUYER: William G. Parzybok, Jr. Trustee of the Parzybok Property WEB Capital LLC, a Colorado Limited Liability Company Trust established under Trust Agreement dated February 4, Delivery Method: Emailed 1999 Delivery Method: Emailed Listing Agent: Selling Agent: Aspen Snowmass Sotheby's International Realty Investors Property Corporation 201 Midland Avenue 595 South Broadway P.O. Box 650 Suite 200 Basalt, CO 81621 Denver, CO 80209 Contact: Ted Borchelt Contact: Joseph (Max) Cohen Phone: (888) 794-8080 Phone: Fax: Fax: Email: Ted.borchelt@sothebysrealty.com Email: jmcohen220@hotmail,com Contact: Phone: Delivery Method: Emailed Fax: Email: Emailed We Appreciate Your Business and Look Forward to Serving You in the Future. .. ALTA Commitment (6/17/06) ALTA Commitment Form COMMITMENT FOR TITLE INSURANCE Issued by STEWART TITLE GUARANTY COMPANY STEWART TITLE GUARANTY COMPANY, a Texas Corporation ("Company') for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements, all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The CompaÂ·ny will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Countersigned by stewart 611 39-7 187712-71 /'>36,9fmk~/ title guaranty company , Matt Morris AA,nzed Countersignature President and CEO . 44/Â£ GÂ«04% Stewart Title - Aspen f# *PA'04, i - 620 East Hopkins Ave ee, Â· 0 1 908 9 A /9 0 /#..,.. Aspen, CO 81611 (970) 925-3577 tEX A?.. ' Denise C~raux Secretary Copyright 2006-2009 American Land Title Association. All rights reserved. - ....4 j P:! 1. AN The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. 1..:3':%1' File No, 01330-34325 004-UN ALTA Commitment (6/17/06) Tl1 +Ir '. .. CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at< http.'/twww.alta.orat>. All notices required to be given the Company and any statement in writing required to be furnished the Company shall be addressed to it at P.O. Box 2029, Houstor~ Texas 77252. Copyright 2006-2009 American Land Title Association. All rights reserved. - ",1," :il The use of this Form is restricted to ALTA kensees and ALTA members in good standing as of the date of use. All other uses are prohibited Reprinted under license from the American Land Title Association. File No. 01330-34325 . 164= 004-UN ALTA Commitment (6/17/06) .. COMMITMENT FOR TITLE INSURANCE SCHEDULEA File No. 01330-34325 1. Effective Date November 27, 2013 at 8:00 A.M. 2. Policy or Policies to be issued: Amount of Insurance (a) A.L.T.A. Owner's Policy 2006 (Extended) $3,650,000.00 Proposed Insured: WEB Capital LLC, a Colorado Limited Liability Company (b) A.L.T.A. Loan Policy Proposed Insured: 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: Fee Simple 4. Title to the said estate or interest in said land is at the effective date hereof vested in: William G. Parzybok, Jr. Trustee of the Prazybok Property Trust established under Trust Agreement dated February 4,1999 5. The land referred to in this Commitment is described as follows: Lots R and S, Block 72, CITY AND TOWNSITE OF ASPEN COUNTY OF PITKIN, STATE OF COLORADO. Purported Address: STATEMENT OF CHARGES 232 East Bleeker These charges are due and payable Aspen, CO 81611 before a policy can be issued Basic Rate 2006 Owner's Policy: $6435.00 Owner's Extended Coverage: $150.00 Tax Certificate: $20.00 Copyright 2006-2009 American Land Title Association. All rights reserved. - The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. A P 1 *:t< A I All other uses are prohibited. Reprinted under license from the American Land Title Association. k' /:. 31. 0 4â„¢ :.8. t:: h File No. 01330-34325 Page 1 of 1 STEWART TITLE .8': CO STG ALTA Commitment Sch A STO GUARANTY COMPANY xrktÂ· 0 . COMMITMENT FOR TITLE INSURANCE SCHEDULE B PARTI File No.: 01330-34325 The following are the requirements to be complied with: 1. Payment to or for the account of the grantor(s) or mortgagor(s) of the full consideration for the estate or interest to be insured. 2, Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. 3, Evidence satisfactory to Stewart Title Guaranty Company of payment of all outstanding taxes and assessments as certified by the County Treasurer. 4, Execution of Affidavit as to Debts and Liens and its return to Stewart Title Guaranty Company. NOTE If work has been performed on, or in connection with, the subject property (architectural drawings, soils testing, foundation work, installation of materials), please notify the Company's escrow officer within 10 days of receipt of this title commitment. 5. Evidence satisfactory to Stewart Title of Colorado, Inc. furnished by the Office of the Director of Finance, City of Aspen, that the following taxes have been paid, or that conveyance is exempt from said taxes: (1) The "Wheeler Real Estate Transfer Tax" pursuant to Ordinance No. 20 (Series of 1979) and (2) The "Housing Real Estate Transfer Tax" pursuant to Ordinance No. 13 (Series of 1990). 6. THE FOLLOWING REQUIREMENT IS FOR DELETION OF SURVEY EXCEPTIONS 2 AND 3 OF THE OWNERS POLICY: A SURVEY, meeting the minimum detail standards of the Survey , prepared by a registered Colorado surveyor, within the last TWO MONTHS, must be presented to Stewart Title Guaranty Company, for its approval prior to the deletion of any survey exceptions from the OWNERS POLICY. Stewart Title Guaranty reserves the right to take exception to any adverse matters as shown on said survey, or make further inquiry or requirements relative thereto. Said Survey, must be certified to Stewart Title Company and/or Stewart Title Guaranty Company. 7. Trust Agreement for the Parzybok Property Trust established under Trust Agreement dated February 4, 1999 NOTE: This agreement will not be recorded, but must be presented to the Company for its review. 8. Relating to WEB Capital LLC, a Colorado limited liability company, The Company requires for its review the following: a) Copy of the Operating Agreement and the regulations of the limited liability company and any amendments thereof b) Execution and recordation of Statement of Authority pursuant to the provisions of Section 38-30-172 C.R.S. Note The Colorado Secretary of State shows this company in good standing. 9. Deed from vested owner(s) vesting fee simple title in the purchaser(s). NOTE: Notation of the legal address of the grantee must appear on the deed as per 1976 amendment to statute on recording of deeds CRS 38-35-109 (2). Copyright 2006-2009 American Land Title Association. All rights reserved. - The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. UÂ«* % i A N All other uses are prohibited. Reprinted under license from the American Land Title Association. ./:rk '3 a n t*.ek***12Ak File No. 01330-34325 Page 1 of 1 STEWART TITLE CO STG ALTA Commitment Sch B I GUARANTY COMPANY .. COMMITMENT FOR TITLE INSURANCE SCHEDULE B PART 11 File No.: 01330-34325 Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession, not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the Land and not shown by the public records. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the Effective Date but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Minerals of whatsoever kind, subsurface and surface substances, in, on, under and that may be produced from the Land, together with all rights, privileges, and immunities relating thereto, whether or not the matters excepted under (a), (b) or (c) are shown by the Public Records or listed in Schedule B. 7. Water rights, claims or title to water. 8. Any and all unpaid taxes and assessments and any unredeemed tax sales. 9. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and Townsite of Aspen recorded March 1,1897 in Book 139 at Page 216 as Reception No. 60156. 10. Any and all leases and tenancies. NOTE: Exceptions 1 and 4 may be deleted from the policies, provided the seller and buyer execute the Company's affidavits, as required herein, and the Company approves such deletions. If work has been performed on, or in connection with, the subject property (architectural drawings, soils testing, foundation work, installation of materials), and the Company has not reviewed and approved lien waivers and indemnitor financials, Standard Exception 4 (mechanic lien exception) will not be deleted and no mechanic lien coverage will be furnished. Exceptions 2 and 3 may be deleted from the policies, provided the Company receives and approves the survey or survey affidavit if required herein. Exception 5 will not appear on the policies, provided the Company, or its authorized agent, conducts the closing of the proposed transaction and js responsible for the recordation of the document Copyright 2006-2009 American Land Title Association. All rights reserved. - The use of this Form is restricted to ALTA licensees and ALTA members Ill good standing as of the date of use, %6Â¥t ... AN All other uses are prohibted. Reprinted under license from the American Land Title Association ; AN *, 1 irl File No. 01330-34325 Page 1 of 1 STEWART TITLE CO STG ALTA Commitment Sch B Il STO GUARANTY COMPANY Pr .. DISCLOSURES File No.: 01330-34325 Pursuant to C.R.S. 10-11-122, notice is hereby given that: A. THE SUBJECT REAL PROPERTY MAY BE LOCATED IN A SPECIAL TAXING DISTRICT; B. A CERTIFICATE OF TAXES DUE LISTING EACH TAXING JURISDICTION SHALL BE OBTAINED FROM THE COUNTY TREASURER OR THE COUNTY TREASURER'S AUTHORIZED AGENT: C, INFORMATION REGARDING SPECIAL DISTRICTS AND THE BOUNDARIES OF SUCH DISTRICTS MAY BE OBTAINED FROM THE BOARD OF COUNTY COMMISSIONERS, THE COUNTY CLERK AND RECORDER, OR THE COUNTY ASSESSOR Note Colorado Division of Insurance Regulations 3-5-1, Subparagraph (7) (E) requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed." Provided that Stewart Title - Aspen conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lender's Title Policy when issued. Note: Affirmative Mechanic's Lien Protection for the Owner may be available (typically by deletion of Exception No. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: A. The land described in Schedule A of this commitment must be a single-family residence, which includes a condominium or townhouse unit. B. No labor or materials have been furnished by mechanics or materialmen for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. C. The Company must receive an appropriate affidavit indemnifying the Company against unfiled Mechanic's and Materialmen's Liens. D. The Company must receive payment of the appropriate premium. E. If there has been construction, improvements or major repairs undertaken on the property to be purchased, within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and/or the contractor; payment of the appropriate premium; fully executed Indemnity agreements satisfactory to the company; and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. To comply with the provisions of C.R.S. 10-11-123, the Company makes the following disclosure: a. That there is recorded evidence that a mineral estate has been severed, leased or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and b. That such mineral estate may include the right to enter and use the property without the surface owner's permission. NOTE: THIS DISCLOSURE APPLIES ONLY IF SCHEDULE B, SECTION 2 OF THE TITLE COMMITMENT HEREIN INCLUDES AN EXCEPTION FOR SEVERED MINERALS. NOTHING HEREIN CONTAINED WILL BE DEEMED TO OBLIGATE THE COMPANY TO PROVIDE ANY OF THE COVERAGES REFERRED TO HEREIN, UNLESS THE ABOVE CONDITIONS ARE FULLY SATISFIED. File No. 01330-34325 CO Commitment Disclosure .. STG Privacy Notice Stewart Title Companies WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal informatjon. This privacy notice is distributed on behalf of the Stewart Title Guaranty Company and its title affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA) The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as the Stewart Title Companies, need to share customers' personal information to run their everyday business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share and whether you can limit this sharing. Reasons we can share your personal information. Do we share Can you limitthis sharing? For our everyday business purposes- to process your transactions and maintain your account. This may include running the Yes No business and managing customer accounts, such as processing transactions, mailing, and auditing services, and responding to court orders and legal investigations. For our marketing purposes- to offer our products and services to Yes NO you. For joint marketing with other financial companies NO We don't share For our affiliates' everyday business purposes- informat on about your transactions and experiences. Affiliates are companies related by common ownership or control. They can be financial and Yes NO non-financial companies. Our affiliates may include companies with a Stewart name, financial companies, such as Stewart Title Company For our affiliates' everyday business purposes- nformat on No We don't share about your creditworthiness. For our affiliates to market to you - For your convenience, Yes Yes, send your first and last name, the Stewart has developed a means for you to opt out from its affiliates email address used in your transaction, your marketing even though such mechanism is not legally required. Stewart file number and the Stewart office location that is handling your transaction by email to optout@stewart.com or fax to 1-800-335-9591. For non-affiliates to market to you. Non-affiliates are companies No We don't share not related by common ownership or control. They can be financial and non-financial companies. We may disclose your personal information to our affiliates or to non-affiliates as permitted by law. If you request a transaction with a non-affiliate, such as a third party insurance company, we will disclose your personal information to that non-affiliate. [We do not control their subsequent use of information, and suggest you refer to their privacy notices.] SHARING PRACTICES How often do the Stewart Title Companies notify me We must not fy you about our sharing practices when you request a about their practices? transaction. How do the Stewart Title Companies protect my To protect your personal information from unauthorized access and use, we personal information? use security measures that comply with federal law. These measures include computer, file, and building safeguards. How do the Stewart Title Companies collect my We collect your personal information, for example, when you personal information? â€¢ request insurance-related services â€¢ provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances. Contact us: If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056 File No. 01330-34325 Page 1 Revised 11-19-2013 General Information ~ Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, ifnecessary, coordinate with other agencies that maybe involved. YES NO Â¥ L} Does the work you are planning include exterior work; including additions, demolitions. new construction. remodeling. rehabilitation or restoration? U Does the work you are planning include interior work; including remodeling. rehabilitation, or restoration? 0 Â¥ Do you plan other future changes or improvements that could be reviewed at this time? ' In addition to City of Aspen approval for a Certificate of Appropriateness or No F Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior's Standards for Rehabilitation or restoration of a National Register of Historic Places property in order to qualify for state or federal tax credits? 0 0 If yes, are you seeking federal rehabilitation investment tax credits in conjunction with this project'? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.) U If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use: E] Rehabilitation Loan Fund E Conservation Easement Program Â®bimensional Variances X Increased Density E Historic Landmark Lot Split gWaiver of Park Dedication Fees E] Conditional Uses )1(Exemption from Growth Management Quota System Il Tax Credits Aspen Historic Preservation Land Use Application Requirements. Updated: May 29,2007 .. 232 Bleeker LLC July 17.2014 Community Development Department City of Aspen 130 South Galena St. Aspen. CO 81611 Re: 232 Bleeker St. - Victorian Redevelopment - Financial Assurances To Whom it May Concern: In connection with the above-reference redevelopment project, this letter affirms that the property owner. 232 Bleeker LLC. a special purpose development company. has been appropriately capitalized to undertake, and pay for. the contemplated construction and related costs. Furthermore. the investor members of the LLC have made excess capital commitments as necessan to discharge any additional obligations of the 11.C. Such investor members possess substantial. excess liquid assets well beyond such that could be required in this project. Should there be any- further question or concern in this regard. please call me at 561-866- 2757 at your convenience. Very truly. I)41&id \\ iliti>. \1.,twger 2385 NW Executive Center Drive, Suite 370, Boca Raton, FL 33431 Phone: (561) 994-3434 Fax: (561) 994-3304 5001>6,7 '7(0.4/5.6,0 .. 232 Bleeker LLC c/o David Willens, Manager, 2385 NW Executive Center Dr. Suite 440 Boca Raton. FL 33431 Phone: 56 l-866-2757 Email: Dwille,1965:figmail.com with a copy to williumb'divebcaplic.com 20-June-2014 CITY 01Â· ASPEN 130 S Galena St. Aspen. 81611 RE: 232 E. Bleeker Street, Aspen CO lo whom it may concern: Please have this letter serve as our authorization for Kim Raymond Architects. Inc to represent us throughout the process of submitting plans for review by the City of Aspen in relation to our above referenced property. Our contact details are above. and Kim Raymond's contact details are as follows: KIM RAYMOND ARCHITECTS. Inc 802 E. COOPER AVENUE. SUITE 4 ASPIÂ·*. CO 81611 970-925-2252 (-)1:1 ICE 970-379-8938 MOBILE kim*krai.us OWNER: 232 Bleeker LLC 0 C (Cl-b~ csr V ( By: David Wiflens. as Manager .. PARCEL LE). # 273707316006 LOT R49, BLOCK 72, CITY AND TORNSITE OF ASPEN SECTION 7, TORNSHIP 10 SOUTH,RANGE 84 REST OF THE 6TH P.M. COUNTY OF PITKIN, BTATE OF COLORADO A 3 w frcincis st r4 #'Dy Emit?, st is (in CO 0 Vi Hducm; S, 56 '55 0 2, Â·, Ilickory House - ... W Bleeke: St 0 2 E Hah-, f 9 (82) C.5 232 E Bleeker St 2 9 8ay SI N 2 j?,0 Grande 4 co ,Â·'0 9 A Hotel JeoÂ·ne Ar 4 0 Abberge ResorÂ· WA . Paepeke Park )F ./man A.+P vi Carlbou Catering .1 & Cakes F Hyman Ave akins Ave U. - e :-3 -1- 1 Cl 4 LD -2 EN _ 2 * co '*r'.0 9 A L,p (U) ' 1 he Red Or ion E theEIM Ct f. Coope{ A,ye ED Juna S: r Dean St St Regis Aspen - â€¢ Aspen Mountain < HISTORIC MODERN DUPLEX ... VICINITY 232 E BLEEKER 4./. V 1 MAP ' ' KimRaymondArch,tects,Inc ASPEN, CO 970-925-2252 7/17 j14 N 6th S N Sth E th St. /': ip,/6 N 545 3 Â· S 'all.' il,1 4. jt.%*.4 f..t 1 . , t . . r. + . 4 + ... T . 4, 4.. Ifiti 'VaÂ· 4 4 + 44 .Â¥.6- 18/1 ~ 1.-- 4 & 0, t! ..1 ;lk N.... 41'.1, 1 f.'F .1 ' 2 t,Â· *te ...t J,z -- ./ 962 . . 4,1 ./AM#: â€¢ 0 -U . r . . 4 5 4 .... 4 . I. 1 . 24 - / *Â· - * 472 zie. ' 24/ I . % '... I I + -22 $1 + - 4 2 . , 4 4. / r . Â· 4.. ./ . 1% 4 . I. I. .... , ..4 't.4-: :. Mek. 1 . - a. ... ..4..4 .* ki . 44" 10; ..2 6 . Bmi .. . ./1 r -- 94. + 1 e .4; ./..1 1 1- - 9/6 , fllâ€¢ , E-'. I. -, .- . E.:4 7 4.0. 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IL, 1 1,4 1 .11 1 I. 1 1~ ..... .mi",1,9,84,, 11.1 1 . 11. 4 <fitvill:11 4 .i, ''i .Irf -AL /. i, # D'i, p '' c .*-' Af '. 1 1 142 -1 C&' 7 ) 0' '' .,'1~iDW ~ ~ ..h. 1- 1 . 1 ,627 -:Al ' 1Â»42, - 1 . i ' 44 4 6 1 1 ILY 1 Â· - *0 Â£' % 0 .11 14 I. 1 1 1 1 1 611 11 k .1 , 1 1 ' 1 f f' *. 1 1 6 1 , 4 &1 : 1 111 1*/1........ 1 1,1 , 0 0 1 11 1 11:,!41 1, ..01 1 111 4 1111.21. 1 1 1, 1 R . 1 0 11 1 - ..; li~6 2 11~3 . 4 ' ' f , 1 1 1 '92 441.1 .11 6 W I,1 1 11 1 1, 1+ 1 1,, i, ' 4,1 ' ' 10'5 ltâ€¢ , '' t,'.' 'Â·,d 1 1 1 ..1 1 1 1 14. Â«. 11 114111 ) . 1,1 11 11 , 111 & 1 11: 1 1 1 ..0 1 J, 1,1 2, .1 3 ', 11. '1 14 1 i' 4 1% (r 1,1. '4 111<41 1 ''44 , i â€¢ A '' 1 1 . 0, i, ;., .11.23 2114,1 1,1 1 1 141 141, 0. â€ž11 111 Â»t. 1 i 4 *': 1 .111 11 .0 11 , , 1 â€¢04 . I J,/' I',0' 'Mt d. ' 1 6,11.: .,1 1 4 -- 2# 1 1, 1 1 +1 ' *44 ' ' 5 1 1~61 *, 1 1 0,1, 1 4.1 1 4 1 1 4,1 1~~ 1,1., 1.,IN.... 5,1111 1 1 ; illi'.0/1//t, I h , ' ' 0. 111 ...9. 1 , 1 ./2:11 1 Egi, 11 - 4. b ' 1,1 1 - y 1.E , 1 1 91 1,4~ . 1,1.1 1. 1 . 1 ' 1 1 L /41'.1 1 .... 1,4,1 1,1, 1 11 4 1 11 .1,14,1 11 , 1.1 1~)( 111 4. 0 11Â«4111 1 1 111 1 1 .9 10<14 11 1 11 I. 1 1 '*# dix* 2'.1 110.1,1 11 1% 4111 1,1. 1 . 1 , 0 .0.0 , , .111 1. 1 2 V.121 131,41 11 ,-1 11 1.1'. 4 /./2,1 fit, .1. 1 .,1, 1.1 . 0 1, ..44/5.31 11.11 11 1, 7 : 11 14> 1 , 1-~ 11%11,4,14111?>! iÂ·, 1.40>~ 11 1 Ill: - ./-- 1 1, 1 1 1'.1...p....,0 .1 11 .,1,~,1,111 11,11$ 4~iuu.,mi~Je~ ,â€ž utlfÂ·t Â·~ . ~ r-~-emm--1 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODY--- ADDRESS OF PROPERTY: 1 32 6- .956( 1( 63<- , Aspen, CO SCHEDULED PUBLIC HEARING DATE: -11~ /terÂ®09 â‚¬ ,20 STATE OF COLORADO ) ) SS. County of Pitkin ) L 411 nA T Al tal.8 vi e (name, please print) being or representing tin Applicant to the City of Aspen, Colorado, hereby personally certify that 1 have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: 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. Y 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 posEd at least fifteen (15) days prior to the public hearing on thej*day of â‚¬Q.Â¥1 , 20 / ~ to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. ~ Mailing of notice. By the mailing of a notice obtained from the Community c Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) .. Mineral Estate Owner Notice. By the certified mailing of notice. return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot. new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. r 1Â«,Â·Â·Â·Â· 1 2\ - 1 U.10Â«/7.rÂ·.0-101 Signafure' ..214-4 The foregoing "Affidavit ofNotice" was acknowledged before me this j_.. day of *pt(,114)0-r 20 4, by 861 61*non (l WITNESS MY HAND AND OFFICIAL SEAL / KRISTIN PRIDE NOTARY PUBLIC My commission expires: -1 ~ 3>ol 1 9 STATE OF COLORADO NOTARY ID #20064029379 My Commission Expires July 30, 2018 /11 ~21411 ~11 50 Riotary Public ~ ATTACHMENTS AS APPLICABLE: â€¢ COPY OF THE PUBLICATION â€¢ PHOTOGRAPH OF THE POSTED NOTICE (SIGN) â€¢ LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL â€¢ APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 .. PUBLIC NOTICE RE: 232 EAST BLEEKER- CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION, DEMOLITION OF EXISTING GARAGE AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, October 8, 2014, 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 232 Bleeker LLC, c/o David Willens, 2385 NW Executive Center Drive, Suite 440, Boca Raton, FL 33431, affecting the property located at 232 E. Bleeker Street, Lots R and S, Block 72, City and Townsite of Aspen, Colorado, Parcel ID# 2737-073-16-006. The applicant is requesting approval to move the existing Victorian house towards Bleeker Street. A new unit is to be constructed to the rear of the historic home, creating a duplex. The existing garage is proposed to be demolished. The applicant requests an east side yard setback variance, a combined sideyard setback variance, a rear yard setback variance, a floor area bonus, waiver of two on-site parking spaces, and a variance from the "Building Elements" design standard. 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/Jav Mavtin Chair, Aspen Historic Preservation Commission Published in the Aspen Times on September 18, 2014 City of Aspen Account RECEIVED OCT -O 1 2014 CITY OF ASPEN COMMUNIP( DEVELOPMENT 252 .. 202 ASPEN LLC 225 NORTH MILL ST LLC 310 EAST MAIN STREET VENTURES LLC 2950 E BROAD ST 2ND FL 1530 BROADWAY 4TH FL 540 W MADISON ST #2500 COLUMBUS, OH 43209 NEW YORK, NY 10036 CHICAGO, IL 60661 4 TOOLBOX LLC ALPINE PETROLEUM LLC AMATO JOSEPH A 208 E MAIN ST 435 E MAIN ST PO BOX 503 ASPEN, CO 81611 ASPEN, CO 81611 HIGHLAND MILLS, NY 10930 ASPEN COMMUNITY UNITED METHODIST ASPEN CORNER OFFICE LLC 20% BERKO GINA CHURCH 604 WEST MAIN 292 GLEN EAGLES DR 200 E BLEEKER ST ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 BLEEKER MILL DEVELOPMENT LLC CARLS REAL ESTATE LLC CHALAL JOSEPH B 345 PARK AVE 33RD FL PO BOX 1365 1005 BROOKS LN NEW YORK, NY 10154 ASPEN, CO 81612 DELRAY BEACH, FL 334836507 CITY OF ASPEN CJB REALTY INVESTORS LLC ELM 223 LLC 130 S GALENA ST 6544 WENONGA CIR 1230 SNOWBUNNY LN ASPEN, CO 81611 MISSION HILLS, KS 66208 ASPEN, CO 81611 FLEISHER DAVID M GARRETT GULCH EQUITY VENTURE LLC GETTMAN ROSA H TRUST BERKO GINA 2950 E BROAD ST 325 S FOREST 292 GLEN EAGLE COLUMBUS, OH 43209 DENVER, CO 80246 ASPEN, CO 81611 HAYES MARY E & JAMES L FAM LP LLLP HODES ALAN & DEBORAH HODGSON PATRICIA H FAMILY TRUST 209 E BLEEKER ST 114 N ASPEN ST. 50% ASPEN, CO 81611 ASPEN, CO 81611 212 N MONARCH ST ASPEN, CO 81611 HODGSON PHILIP R 50% JEROME PROPERTY LLC KRIBS KAREN REV LIV TRUST 212 N MONARCH ST 540 W MADISON ST PO BOX 9994 ASPEN, CO 81611 CHICAGO, IL 60661 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 MOUNTAIN STATE PROPERTIES LLC MYRIN CUTHBERT L JR 57.5Â°6 PEARCE FAMILY TRUST 715 10TH ST SOUTH PO BOX 12365 216 E MAIN ST NAPLES, FL 34102 ASPEN, CO 81612 ASPEN, CO 81611 232. .. PEGOLOTTIDELLA PENN PAUL E & SUSAN W PUPPY SMITH LLC ASPEN HOME CONSIGNMENT 3830 E 79TH ST 602 E COOPER #202 202 E MAIN INDIANAPOLIS, IN 46260-3457 ASPEN, CO 81611 ASPEN, CO 81611 RANDALL MIDDLETON/HALL-AM LP ROCKING LAZY J PROPERTIES LLC SEGUIN WILLIAM L & MARILYN A FIVE POST OAK PARK #2580 202 E MAIN ST PO BOX 4274 4400 POST OAK PKWY ASPEN, CO 81611 ASPEN, CO 816124274 HOUSTON, TX 77027 SEMRAU FAMILY LLC WATERS DANIEL E WHEELER SQUARE ASSOCIATES 80% 300 S SPRING ST #203 C/O BOSTOCK VICTORIA C 4049 PENNSYLVANIA AVE #400 ASPEN, CO 816112806 8 COPPER BEECH RD KANSAS CITY, MO 64111 GREENWICH, CT 068304034 WHITMAN RANDALL A 4845 HAMMOCK LAKE DR CORAL GABLES, FL 33156 f:2;.7.(..4'tk,<tÂ·1%*1~; ,MA, 1 jar. 6- 54 74# '. 9. A IN, .trQ# i 1 :. r . 111:,4 9.-1,1.*544 V .. , 0 'Clf, .. 172.* 7, >f~ U- .. 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I ./ A - %....:-42 14Â»#0.1 Â»9 lili....t 1/,1. 1 4 . f %1,1,1,4 , ..r 1/1 111 111 111 fâ€¢k:'% 1218111&1'.'.'".-=2 ----I---I-----'...-/......irm" - 1.- ~ 41.1. 2' t.. 4. 1. PUBLIC NOTICE Date 4,0 00 0 24,4 Tarne, 606*m.. i ~ 44't 4'.11 .'11 , 11 1 11 Place: 1,08 0... m â€¢40, CRY "NÂ· CÂ©unt,1 C â€¢-ters i * Purpose *~ 494 Â»t *IP,C *,0 cont#W"IN#W,Â», t, '. 1 r 29,1 04,,.rÂ» l LC, No Olod W,%,47. 2 * 7183 Nvd â‚¬ tec,Â¢- 04'*, Of : 510 2..' lili#..1. j# $ ... , 440 8,9 11*tor'~4 31031 611*tag 3Â¥mri 1 EfÂ¥. F.ofity Ape,1** feit.*,to to , 4 - + 0,4 Vâ€¢21(non *'74,â€¢*14 8*ke' 8 .... I rof,*trud . -r,4 14 G.rel . to 4 1 l# **no.Uw>d 5,fr.*â€¢ parâ€¢,rg *r.1 4 -,- - 4.,gin 61.-,(es,equal,0 AN, a nor. 04, bone, Corâ€¢t.,1 A.pâ€¢, 1'(,Ar'v~ tÂ»* At 970 429 779 . . 9 *947 ' $ -. 1 fmkdmiER~ j . ~ '' ././Pr9 t t ,-- r 11 .F 42 ./ ...14 .-' 4 - 0 0 AFFIDAVIT OF PUBLIC NOTICE REQUIR_ED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 03Z i, BlealÂ«f , Aspen, CO SCHEDULED PUBLIC HEARING DATE: , 201* STATE OF COLORADO ) ) SS. County of Pitkin ) 4 .A-Â«AA Scor e.4.-1 (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) o f the Aspen Land Use Code in the following manner: v Publication of notice. By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the day of , 20 , to and including the date and time of the public headng. A photograph oftheposted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information descibed in Section 8 0 J 1 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to 4 0 4 V the public hearing, notice was hand delivered or mailed by first class postage , ~ C 1 51 1, prepaid U. S. mail to all owners of property within three hundred (300) feet of the u O c, Â£ property subject to the development application. The names and addresses of - y property owners shall be those on the current tax records of Pitkin County as they 4,4ra 0 1,6, 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 coP7 Of the neighborhood outreach suminary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) .. Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision o f 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. 4-5- Signature The foregoing "Affidavit of Notice" was acknowledged before me this /1 day of 5-f F , 20#E,by A-imeta Goarâ‚¬~ I& 051 23(De.gmg~Â§3@51*-27-IRSÂ·?es=oIBEz <Â¤9 WI'ENESS MY HAND AND OFFICIAL SEAL 05- i -El El=*-2-2%-RAE,22:45&65&#195-im Zgm w- 531-9 0, 0 *gÂ®::2 29-&&8~29: gg= ,"06,0 EL!.WellÂ®M--,Â®oÂ» I -Â® m 7-9 1 â€¢.2 0 =7: . 21, ** 52 =i Po, 1.-,0 21 2*<2'542 222.3 6 % 8*2 2,5 *: 82:w: imt'E 3,3 My commission expires: *,c~ 7 42 8 t 6 3112,1-I@W:psÂ®.Om-E.ag--:M'00 x$XM 0326@<Â§~~~:~'00'22*v.*92:2 sg~z ~ 0 .- f.ig.3337<~ ;&68 4 06 J Cpt- YUr , 4.1-08 4'..0 3- 0-too SBEÂ®*5:mE.%@-ap7966.32Â®ZE wmilm Notary Publit 02 5-mE i :21 6 * 2 0 0 25 9 o I c =, A e x Â¤Â· ~ m 0 9 -i- 2 - x E o co 70 9 E e m 2<%355;aOR-'51922&%~~10~9~ ~ : 2 1% 3 avo-Â®-:1:2932&:bEE*&76%@: 882 33%532-man=EÂ®:BEW=grn*op.Â® .43 843*jlajifÂ¥&*ag:.301Â§#45 60 i 2,9 o *aÂ· r..M=/.0 1- '- O, ATTACHMENTS AS APPLICABLE: '22*.%40 *10,40 â€¢ COPY OF THE PUBLICATION teseeâ€¢p â€¢ PHOTOGRAPH OF THE POSTED NOTICE (SIGN) e LIST OF THE OWNERS AND GOVERNMENTALAGENCIES NOTICED BY MAIL â€¢ APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 Â·BI jeq LUeldes UO SeW!1 uedsv 94 1 4mqnd '8 L JeqLUetdas uo seul!1 uadsÂ¥ 841 u! uoisslultuoo uoije,LIes@Jd oums! H u 3 8 1 93 ZE 38 0Â·uedsei040@ uowis'Au.1