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Home My WebLink Aboutagenda.hpc.20020612ASPEN HISTORIC PRESERVATION COMMISSION June 12, 2002 1 J\ REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS NOON - SITE VISITS - 635 W. Bleeker & 216 E. Hallam - Please site visit on your own. 5:00 I. Roll call II. Approval of minutes - May 22,2002 III. Public Comments IV. Commission member comments V. Disclosure of connict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued - (Next resolution will be #21) VIII. OLD BUSINESS ike 50 +A / 9- 94Â©_ .05 A. O 1320 W. Main Street - Setback Variance, Public Hearing 5:25 B. 4>2013 W. Smuggler Street - Major Review (Conceptual) - New House, Public Hearing. IX. NEW BUSINESS 6:05 A. *63635 W. Bleeker - Historic Landmark Lot Split, Major Review - (Conceptual) Variances and On-Site Relocation, Public Hearing. 6:45 B. 19 216 E. Hallam Street - Major Review - (Conceptual)Variances, and On-Site Relocation, Public Hearing. 7:25 XI. ADJOURN Times are estimates, please be here 30 minutes before your agenda item. 3 PROJECT MONITORING annah Reid 414 N. First- POLE 7m and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. 515 Gillespie 205 S. Third 935 E. Cooper Jeffrey Halferty 414 N. First- POLE 918 W. Hallam/920 W. Hallam 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker 328 Park Ave. - Lane 209 S. Galena 332 W. Main 101 E. Hallam 735 W. Bleeker Gitberri;lez 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 110 W. Main 200 E. Bleeker 214 E. Hopkins Wagner Park 428 E. Hyman Rally Dupps 501 W. Main Street - Christiania Lodge 129 W. Francis 104 S. Galena- St. Mary's Church 302 E. Hopkins 610 W. Smuggler 232 W. Main - Christmas Inn 434 E. Main :lanie Roschko Teresa Melville 513 W. Bleeker 515 Gillespie 232 W. Main - Christmas Inn 735 W. Bleeker 323 W. Hallam Neill Hirst 450 S. Galena 101 E. Hallam 205 S. Third 419 E. Cooper 409 E. Hyman Mike Hoffman 950 Matchless Drive Paul D'Amato 118 E. Cooper - Little Red Ski Haus CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 640 N. Third- expires November 23,2002 ' - 5 W. Hopkins- expires September 26,2002 uPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion 9 1 -If=,a Â»e '' .. 1 .g, . U -*21 *ri PUBLIC NOTICE 1 L. --- -. -: DATE-57- fs:= 1% ...# 1 TIME12-24- . 1 -1 PLACE?) P, N c |1Â¥ a.f ri~ C .2 i .6. /~E 1 3 PURpodEGET=q [10,tor iral /aN..4 iib-2 * 1 1 4, F a Ad *stae 4â€ž4 var,0 nrc Â«1 6..r HÂ· - <*: iNkit 66 A- 9 8/ocK 44 4.0,1 + 2 9~ Ne ' 1 . i _ ~1 4 2 EXHIBIT rb 1 4,/1-du ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 320 \,0â‚¬5&~f Al A-iN sT , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 31'ne- \ 26 ,200 2 STATE OF COLORADO ) ) SS. County of Pitkin ) c 14 ch # q U (name, please print) I, ~ar--O 1,14 â‚¬ 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 (IE) of the Aspen Land Use Code in the following manner: J 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 pri~r to the public hearing and was continuously visible from the J) 0 day of / , Luld M 6(14 , 20016 to and including the date and time of the public hearing. Alphotog)'aph of the posted notice (sign) is attached hereto. ~ Mailing ofnotice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) 1 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 has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. -p- Signature The foregoing "Affidavit ofNotice" was acknowledged before me this 1 Di'~ay of ~UNUL , 2002, by Les 11-0 9 G-co,j<., WITNI~SS MY HAND AND OFFICIAL SEAL #*i. . 4:(va N . # f LESLIE R. 1 1 My ~Lmss~42kys.Â· All 3-El 05- tâ‚¬~ GEORGE A:,8 /3>i#1Â£01 /4.-(~tfu ~y>G- .:20 ..9,1 L.Â«Nota~y Public ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL fIE A) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Directohyl v FROM: Amy Guthrie, Historic Preservation Officer RE: 320 W. Main Street- Setback variance, Public Hearing DATE: June 12, 2002 SUMMARY: HPC recently recommended approval of a Historic Landmark Lot Split on this parcel, which is now being considered by City Council. It was mentioned at the May 8, 2002 HPC hearing that a sideyard setback variance would be needed due to the proximity of the new lotline to the east wall of the Smith-Elisha house and that public notice would have to be provided. The variance has been noticed and HPC is asked to grant a 3 foot variance. For your information, the final version of the HPC resolution (pending the signature of the Chair) with regard to the lot split is attached. APPLICANT: Scott and Mary Caroline McDonald, owners. PARCEL ID: 2735-124-41-005. ADDRESS: 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite of Aspen, Colorado. ZONING: O (Office). SETBACKVARIANCE The proposed lot split divides the fathering parcel equally into two 4,500 square foot lots. This means that the new lot line comes within two feet of a bay window on the east side of the Smith-Elisha house and that, just in that area, the minimum five foot side yard setback that is required is not provided. In order to approve the variance, HPC must make a finding that it: 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. 1 Staff Finding: The location of the proposed new lot line is influenced by a number of things. First, the applicant wishes to run the lot line through an existing sidewalk that is to be shared through a private easement by the house and carriage house. Sharing this sidewalk, rather than running a new one from the street to the carriage house, is something that should be seen as favorable to HPC because it maintains the character of the outbuilding as a secondary structure and avoids cutting a new opening into the historic retaining wall that runs across the front of the site. Second, the applicant needs to provide adequate on-site parking (as much parking as can be accommodated given the existing buildings), and the only location where legal size spaces can be placed on the carriage house lot is along its west side. If the new lot line were to move further east, that area would be infringed on. Third, the Planning Office has taken the position in the past that we do not want to see irregular lot lines created in the original townsite, which was laid out in a grid pattern, so it would not be appropriate to "wiggle" the new lot line around the bay window where the variance is needed. Staff supports the applicant's request for a 3 foot east sideyard setback variance finding that the resulting lots are similar to the pattern created in the original townsite, that it is appropriate for the two properties to share a sidewalk, and that it is important to provide some on-site parking. The Building Department has confirmed that the close proximity of the new lot line this will not trigger any code requirements for fire safety provisions in the Smith-Elisha house given its historic status. RECOMMENDATION: Staff recommends that HPC grant a 3 foot east sideyard setback variance as part of the proposed Historic Landmark Lot Split of 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite of Aspen, Colorado. A public hearing to make the final decision on the lot split is scheduled before City Council on June 24,2002. The one condition staff recommends be placed on the approval, which shall be added as a note on the plat for the Historic Landmark Lot Split is: 1. As long as the historic carriage house remains the only structure on the east half o f Lot O and all of Lot P, Block 44, City and Townsite of Aspen, said building shall be accessed from the street via a shared sidewalk which runs down the east side of the adjacent Smith- Elisha house. No new sidewalk can be created from Main Street to the carriage house. RECOMMENDED MOTION: "I move to approve Resolution # ,Series of 2002, for a variance at 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite of Aspen, Colorado, finding that the review criteria are met." 2 Exhibits: Resolution #_, Series of 2002 A. Staffmemo dated June 12,2002 B. Site plan C. Resolution #19, Series of 2002, recommending approval of the Historic Landmark Lot Split 3 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR A SETBACK VARIANCE FOR THE PROPERTY LOCATED AT 320 W. MAIN STREET, LOTS N, O, AND P, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NOdl, SERIES OF 2002 Parcel ID #: 2735-124-41-005 WHEREAS, the applicants, Scott and Mary Caroline McDonald have made an application for a Historic Landmark Lot Split for the property located at 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite of Aspen, Colorado; and WHEREAS, the lot split as proposed requires a 3 foot east sideyard setback variance for the property which contains the historic Smith-Elisha house. In order to grant a setback variance the Historic Preservation Commission (HPC) must find that the result is similar to the pattern, features and character of the historic property or district; and/or enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, Amy Guthrie, in her staff report dated June 12, 2002 performed an analysis of the application based on the standards and recommended approval; and WHEREAS, at a regular meeting held on June 12, 2002 the Historic Preservation Commission considered the application, found the application to meet the standards and approved the application by a vote of_ to _. THEREFORE, BE IT RESOLVED: That the HPC approves a 3 foot east sideyard setback variance at 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite of Aspen, Colorado, finding that the review criteria are met and that the variance results in a lot split which is similar to the pattern of historic properties in the district and mitigates adverse impacts to the historic significance and architectural character of the property by providing a shared sidewalk and by providing on-site parking in an appropriate location. The following condition shall added as a note on the plat for the Historic Landmark Lot Split: 1. As long as the historic carriage house remains the only structure on the east half of Lot O and all of Lot P, Block 44, City and Townsite of Aspen, said building shall be accessed from the street via a shared sidewalk which runs down the east side of the adjacent Smith- Elisha house. No new sidewalk can be created from Main Street to the carriage house. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of June, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 1. 11. IMPROVEMENT SURVEY Â£- 1 ' (10 1,1 ' HJ ' C'e .) $/AdLE,Y BLOCK 44 OF LOTS N,0 8 P BLOCK 44, CITY 1 *i A r.vÂ«t. O% --- 8 TOWNSITE OF ASPEN, PITKIN 6/C E.te-COLL â€¢JO Â£041â€¢3,Â·'alet-â€¢fical Jf-,~ino/644/ Me â€¢14 Â·6 15Â·CEÂ·Â·6+Â·2. e'9 11Â· 2. Â£-2 624, AL-Â£1- ,~7 419.01 , i'.a) Â·Â· ~ Â·_ 4 1 1.DÂ·41.- COUNTY, COLORADO. (19,0,4 w.Â£'~,e-Â· - %919Â»Â» 0.1 i t,lb.le- Â¢-hilÂ»~ . /84.4, 4 449. 4 Â¢A AP & ' - - - r--e-â€¢Jacts~,D,1253 1- - 4 10 4/1...P ? CERTIFICATION F'412,0 ..th 12,4 4 Â· , r / i . -Glie 61,7.22( 1 + 1-Me- 02,7"Â»1Â£.de-,7 Pote- He-Â£41'Y C.C.Crl ey T4 41' 1\ 1 Wave Fal Awle_ 4 TA 117 i,Ji-Â«4 WAS F te-Le wae-Ye-e CAJAJOR =,2-,Prepleâ‚¬Â£- 1 AP? towell P,LES.Zi, / 1, 1 4 + ed fite. 6,041,1,Je OP T-kit. 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Ja --_ F'LAgoe. 11 1-34;uct,-4 (- /84'+14-1-H,-1 r ~Z,C~ I lih~ ..F'CL.te- 0 .._ - lAREA 19.000 SH ) '' W. le. re-Ule- L.,2, PRO-RATED ~9,001 SF, V - 1 â€¢ .007 Pedle..1 2 6- VI 1. /< 4 1 ' 1- n 1 LOT N . LO~ O LOT P I QRS 613.-1- 41/. r e.0-04-,2 2 9,-61-42,LeÂ» eÂ·C--Ave<,4.*el. :,W A eâ€¢e- c=â€¢Es.3a 04Â£- (CALI-4 ) 4Â£.d_ r-e.cot./ FÂ·,Co,A rte- 1151 ofF-ic-,AL- 447 06>-me- 0,11 0.= Atf O 67'â€¢<10. Z2Zr-'-2'5,- Vt-trd 9. c-_17 *1 : 4 Ii>.1,1,7-Me,-4- Fol 1Â°-T~fLi ~~ ~~~~1~~~,44~~2~- <1Â£, ""1 32%,st.'IiÂ·:+Ar-L,4 41-40 u,Â¤*â€ž.,e.%222., - 1,~.,'3--I: 1-0-,1-6. lâ€¢J+Je-Aâ€¢le.- *C/'01 t.-444,06et, 7-11-,2.- lâ€¢Jtx-k-Aâ€¢Jae . Poâ€¢JUD C.â€¢rf Â· h (Jis-A'â€¢64) tic, Cl'' (2.-10.Ce) re-7-V,J .clur, 0x' W -Veâ€¢Â£414Â»j /4-Â£ 20 F'Â£27-- 2-5.e>> C~k~Tlt-Â£7 7/ t.*tte â€¢Ac,JJ..1/21Â·- Coh' CLEÂ·d-Te. , DIC*.ACA'L-wi-Â·Â·Â· - Â· .41CE-Clt - C.Â·e â€¢3 ctert 94,4 ELÂ·Â·06-*.44 ' Â·.. ... .. e:e. e/-/rk. 41- <E Vreir- L-16'u Â·r Ft>,r FL-Â·Plk.' Lial 09 .J..Â£/ eA*,9 Â£>P De-4Â£-1,10â€¢ PUM lue- 50.1 Tb -6+E- 5,2- tor-â€¢|EtÂ» e,- e;,-c:c-i- Â·+9- tÂ·~ PREPARED BY Ate.1 A ci- UPDATED CERTIFICATIONÂ· A5pen Survey Engineers, Inc. MAIN STREET 1. DAV]D W. llcHRIDE. HEM,1, CERTIFY THAT ON ___-AAOL_..2.-.._, 210 S. GALINA ST (1 el , W, 06- 1 1900 a VIESUAL LISPE[1 ION UPDATE liAG MADE UPON THE FROPERrY HEREIN v/~-~ ~. P. O. BOX 2506 DESGIBED INO 140 CHANGES fIERE FOUND E XCE,rT AS HER.EON NOTED OR P \~ SIOIN. ASPEN, COLORA00 01612 S Â£3031 925-31,6 siGNED TIâ€¢19 -2.'Zon< 00 -A,Aar.thLâ€¢1900 . DATE JOB HO. 0 9 10 16 1 - ri.,vid W. H/Drile AÂ·Lu /6139 ' 576-ALE- 1'* 10 9/1/te 12,1,4 -al, 1 an i -r. rl 3.RD. ST. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR A HISTORIC LANDMARK LOT SPLIT FOR THE PROPERTY LOCATED AT 320 W. MAIN STREET, LOTS N, O, AND P, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 19, SERIES OF 2002 Parcel ID #: 2735-124-41-005 WHEREAS, the applicants, Scott and Mary Caroline McDonald requested a Historic Landmark Lot Split for the property located at 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite ofAspen, Colorado; and WHEREAS, in order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.), which are as follows: 26.480.030(A)(2). Subdivision Exemptions. Lot Split The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). c) The lot under consideration, or any part thereof, was not previously the subject Of a subdivision exemption under the provisions Of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements Of this title, is submitted and recorded in the o#ice Of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the olfice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing Of good cause. D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for alot split. g) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. 26.480.030(A)(41 Subdivision Exemptions. Historic Landmark Lot Split The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and L Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel; and WHEREAS, the Historic Preservation Commission has found that the review standards are met in order to grant a 500 square foot FAR bonus and a waiver ofparking spaces that cannot be provided on the site using the following criteria: Section 26.415.110.C, Floor Area Bonus 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable 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; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Section 26.415.110.C, Parking Fariance, Parking reductions are permitted for designated historic properties on sites unable to contain the number of on-site parking spaces required by the underlying zoning. Commercial designated historic properties may receive waivers of payment-in-lieu fees for parking reductions. 1. The parking reduction and waiver of payment-in-liue fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district; and WHEREAS, Amy Guthrie, in her staff report dated May 8,2002 performed an analysis of the application based on the standards, and recommended the application be approved with conditions; and WHEREAS, at a regular meeting held on May 8, 2002, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application by a vote of 4 to 2. THEREFORE, BE IT RESOLVED: That the HPC recommends Council approval of a Historic Landmark Lot Split into two 4,500 square foot lots for 320 W. Main Street, Lots N, O, and P, Block 44, City and Townsite of Aspen, Aspen, Colorado, with the following conditions: 1. The HPC hereby approves a 500 square foot FAR bonus, for the purpose of allowing the existing construction to remain in place. The bonus is not being awarded to allow any expansion on the property. 2. In order to qualify for the bonus, the applicant must meet design guideline 2.2. A plan for repair and repainting of the Smith-Elisha house must be submitted to HPC staff by June 30,2002, and the work must be completed by December 31, 2002. 3. The HPC hereby waives any of the required parking that cannot be contained on the site in the form of legal sized spaces. 4. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 of the Aspen Municipal Code; b. Contain a plat note stating that the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the Office zone district, except the variances approved by the HPC. 5. The FAR on the two lots created by this lot split shall be based on the use of the buildings. At this time the Smith-Elisha house is intended to be a residence and the carriage house is mixed-use. The maximum FAR for each lot may be affected by applicable lot area reductions (i.e., slopes, access easements, etc.). The applicant shall verify with the City Zoning Officer the total allowable FAR on each lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lots A and B, each 4,500 square feet in size. 6. Sidewalk. Curb and Gutter - The site is located on Main Street, where pedestrian improvements are an important goal. The applicant must refer to the City Engineering Department for required Sidewalk, Curb, and Gutter in front of the property. 7. With regard to any future development of these properties, the HPC wishes to state that there are unique historic qualities to the site that will require strict compliance with the "City of Aspen Historic Preservation Design Guidelines. These qualities include the historic relationship between the primary structure (the Smith-Elisha house) and the secondary structure (the carriage house), the overall setting, open lawn area, and historic landscape, and the high visibility that the carriage house and the eastern side of the Smith-Elisha house have now. The board has reservations that strict compliance with the guidelines will allow the maximum allowable floor area to be achieved. 8. No fence shall be permitted to separate the Smith-Elisha house and the carriage house. This shall be recorded on the plat as a note. APPROVED BY THE COMMISSION at its regular meeting on the 8th day of May, 2002. Appr~ed-as~ Form: David Hoefer, Assistant Cfty Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk MEETING DATE: 6 U AA NAME OF PROJECT: 6 It IpsÂ»lllÂ«- CLERK: /,3 STAFF: WITNESSES: (1) 7~ (j &-,1 Sr~Z+v/5 (2) Ucuy Zfy,Â£, (3) A,uu /UtÂ«Â»Â»L (4) (5) EXHIBITS: 1 Staff Report (0 (Check If Applicable) 2 Affidavit of Notice C ) (Check If Applicable) 3 Board Criteria Sheet C ) (Check If Applicable) 4 5 MOTION: VOTE: YES NO JEFFRErHA-tPER-T-Â¥ YES NO NEH=*=H*RSI- YES NO GILBERT SANCHEZ YES NO MIKE HOFFMAN YES NO RALLY DUPPS YES NO PAUL D'AMATO YES NO TERESA MELVILLE YES NO SUZANNAH REID YES NO MELANIE ROSCHKO YES NO HPCVOTE *I!' 8) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce 0hlson, Deputy Planning Director*~~ FROM: Amy Guthrie, Historic Preservation Officer RE: 513 W. Smuggler- Major Development, Conceptual- Public Hearing, Continued from May 22 DATE: June 12, 2002 SUMMARY: Approval has been granted on this site for a historic landmark lot split, and HPC has completed final review of the rehabilitation plans and addition to the existing miner's cottage. The current application involves the design for a residence on the newly created lot. Because the entire site is listed on the "Aspen Inventory of Historic Landmark Sites and Structures," the proposed building must receive HPC approval and must comply with the "City of Aspen Historic Preservation Design Guidelines" and Aspen Municipal Code. No variances from dimensional requirements are allowed for the new house. The maximum allowable floor area, 2,270 square feet was established through the lot split. HPC reviewed this application on May 22nd and continue the hearing, expressing concerns with several aspects of the design. APPLICANT: Drew Harman, represented by Harry Teague Architects. PARCEL ID: 2735-124-10-002. ADDRESS: 513 W. Smuggler Street, Lots E, F, and G, Block 27, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential) MAJOR DEVELOPMENT (CONCEPTUAL) 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 1 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. The procedures for the review of Major Development projects include a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. 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. A list of the design guidelines relevant to Conceptual Review is attached as "Exhibit B." This memo will discuss only those which staff finds are not met by the proposal. On May 22nd, HPC viewed a model, streetscape elevation, and computer animation of the the proposed new house. The issues that caused the board to table the review included: concern that the eaveline of the new porch was taller than that on the historic house and that the porch was physically detached from the main streetfacing gable end element (in conflict with Guideline 11.2), concern about the complexity of the composition of the front elevation and how Guidelines 11.3 and 11.4 were met, and some concern about the limited depth of the front gable end element, particularly when viewed from the west. The board wished to see a streetplan that showed the relationship to the homes on the east and west to determine i f the front setback o f the new house is appropriate. One chapter of the guidelines, Chapter 11, relates specifically to building a new house on a landmark lot. The guidelines discussed at the last meeting are: Building Orientation 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 2 Mass and Scale 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. o The primary plane of the front should not appear taller than the historic structure. o The front should include a one-story element such as a porch. Building & Roof Forms 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. STAFF ANALYSIS: The general comments that introduce Chapter 11 state that the design of a new house on a landmark lot is to reinforce the basic visual characteristics established by the historic resource. This includes the building's siting, relationship to the street, basic mass, form, materials, scale, and overall simplicity of design. It is said that a strong connection between the new and old buildings in terms of these elements is more fundamental than the architectural style of the new home. In fact, once these relationships are clearly established, the guidelines support contemporary design solutions. The architect presented helpful graphic information at the May 22nd hearing that eliminated many concerns about how the new house will "read" from the street. It appears that the skewed orientation of the the rear of the house is not particularly visible to the public. Adjustments that have been made to the design for this hearing, particulary to the front porch, also help to bring the project into compliance with the design guidelines. Staff believes that the notion of creating a strong alignment of the buildings across the front setback, something that was discussed at the last meeting and is supported by the guidelines, is important and reinforces a pattern that was typical during the time that the adjacent miner's cottage was built. The HPC should determine if moving the new house forward five feet would benefit the relationship to the adjacent structures, new and old. 3 000 Staff also believes that there should be some restudy of the window configuation on the front fÂ®ade for final review to continue to deal with the intent of Guideline 11.4, which relates to scale. There are two large windows on the new house that are not particularly in keeping with the more modest use of glazing found on the historic building. This comment again comes from the idea that creating as many connections between the two structures on this landmark lot is key when there are so many aspects of their design that are very different. RECOMMENDATION: Staff recommends that Major Development approval (Conceptual) be granted for 513 W. Smuggler Street, Lots E, F, and G, Block 27, City and Townsite of Aspen, Colorado with the following conditions: 1. The HPC should determine if moving the new house forward five feet would benefit the relationship o f this house to the adjacent structures, new and old. 2. For Final review, restudy the windows on the front of the new house, particularly the two larger areas of glass, to create a stronger relationship to the way that windows were used sparsely on the miner's cottage. RECOMMENDED MOTION: "I move to approve Resolution # , Series of 2002, granting Major Development approval (Conceptual) for the new house at 513 W. Smuggler Street, Lots E, F, and G, Block 27, City and Townsite ofAspen, Colorado, with conditions." Exhibits: Resolution # , Series of 2002 A. Staff memo dated June 12,2002 B. Relevant Design Guidelines C. Front elevation and ground floor plan as presented on May 22,2002 D. Application 4 Exhibit B 513 W. Bleeker Street, Guidelines Relevant to Conceptual Review of the New House Building Orientation 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern o f the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. Mass and Scale 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. o The primary plane of the front should not appear taller than the historic structure. o The front should include a one-story element, such as a porch. Building & Roof Forms 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. Driveways & Parking 14.17 Design a new driveway in a manner that minimizes its visual impact. o Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. 5 000 o If an alley exists, a new driveway must be located off of it. 14.18 Garages should not dominate the street scene. See Chapter 8: Secondary Structures. 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. o Locating drives away from the primary facade will maintain the visual importance the structure has along a block. See Chapter 8: Secondary Structures. 14.23 Parking areas should not be visually obtrusive. Large parking areas should be screened from view from the street. Divide large parking lots with planting areas. (Large parking areas are those with more than five cars.) o Consider using a fence, hedge or other appropriate landscape feature. o Automobile headlight illumination from parking areas should be screened from adj acent lots and the street. 6 00 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL) FOR THE NEW HOUSE LOCATED AT 513 W. SMUGGLER STREET, LOTS E, F, AND G, Block 27, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2002 Parcel ID #: 2735-124-10-002 WHEREAS, the applicant, Drew Harman, represented by Harry Teague Architects, has requested Major Development approval (Conceptual) for the new house located at 513 W. Smuggler Street, Lots E, F, and G, Block 27, 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, Amy Guthrie, in her staff report dated June 12, 2002 performed an analysis of the application based on the standards, and recommended the application be approved with conditions; and WHEREAS, at a regular meeting held on June 12, 2002, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application by a vote of_ to _. THEREFORE, BE IT RESOLVED: That the HPC approves Major Development (Conceptual) for the new house located at 513 W. Smuggler Street, Lots E, F, and G, Block 27, City and Townsite of Aspen, Colorado, finding that the review standards are met, with the following conditions: 1. The HPC shÂ®id *drmine if moving the new house forward five feet would benefit the relap ;hip of this house to the adjacent structures, new and old. 2. For Final revie* restudy the windows on the front of the new house, particularly the two la~0f a&*s of glass, to create a stronger relationship to the way that window~ere usedÂ»arsely on the miner's cottage. APPROVEIK BY THE COMMISSION at its regular meeting on the 12th day of June, 2002./ Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 4Â»1 14-c_ / SO EZE HARRYTEAGUEARCHITECTS 412 north mill aspen co 81611 t 970 925 2556 f 970 925 7981 mail@teaguearch.com ,1 513 West Smuggler Street Conceptual Review Application - 2 Modifications from Application - 1 In response to feedback from the HPC conceptual review meeting held on May 22,2002, the following modifications have been executed to the Harman Residence: â€¢ the entry porch has been redesigned with the following changes: -roof plan has been modified to connect to two story element to east -eave line has been recessed 2 feet from front face of two story element -eave height has been adjusted to match eave line of historic resource to west -porch dimensions have been adjusted to be more in proportion with historic resource (9' wide x 6' deep) Â· the dormer element above porch has been modified/simplified: -the dormer has been replaced with a narrow two story volume that serves as entry vestibule and eating room on second story -this volume simplifies and unifies front faga(ie and is significantly narrower and shorter than main two story element to east. It is also set back 10 feet. â€¢ included in the drawing set is a block plan showing the various setbacks of other structures on the block from a theoretical curb line. -there is no established setback of existing buildings on the block. 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I./2.1" 4. f1...1.-0 NOT FOR CONSTRUCTION 1 , I a Â» -44= 2 8 11 ~' i= A + Cm A ie i i harman residence 1 14 0 5 E, 90 1 In. ;71 0 513 west smuggler street 10'In .Ii I I|III ,~ 1 aspen colorado lili = C 7 '. 11 0 m E 06Â®** 1923 ~ .O-.6-=..WL 'tes. /92\1(11 SUO#BAR@ .S ~lipÂ· Â®21.*4*, 4 9 t: LJ- 3 4 >.3-1 - 4 4 4 I Jgli - metback Ine /3523Â» z-Â«Â»521 -93-4 f I 1 - \/ r, I ~ ..- fll , Il--'c,~~iÂ«tâ€¢te-4-Â·â€ž\ l 0.-9. 4 - \~ 2 -*4 \ - -- : . 4 =2.,. . b. 9 k-- 7 / thÂ« 1 i [1 1 Er: 4-\- <*,2475-1:tht< -2%\ r ? 9 02[23_13 L f~ 1-1- th (011 T \ \ 1.-- \\4-14 , - I 7-7 - r V, ... 641\ I, i ...I - 4 Et . \17 Â» 4 4 - r r--hiliÂ«Â«1bl r <-/ E-~Â«30-- V 191 - -%fil I N 1/ /67 -1 ,/ % -%. 54 5-4. m , \ il_-1 '33~3>, / / , b. i :-- b g / n 49 , - / I 9 -ilÂ» \49Â« 1--/-- f ~Â· i' 0 lili J t 7/ Jim-/23 220 1 r \ I 36 I * - -. 1 1' P. i \ ty **,u---_.Â£& I r- 11:0Â· Ld + :*. f .3ivr-_- n +CL:(6312<6~ 'C Ni~9--}// 4 - 4 02 G J , \ C. 1 4 -1- 1\ I Â£ 1 p..494--lfi -t , I lu_~rv 04 1 1-y I ~ ~ / E-23[32 ' 2 ' v LE) .1,210Â©:\ 1 1 U ' -tback "rne ' X \ 1 ' ' . 1:-~'1.%59~ Â·l-&Â»2- z --- \ \ -rET" 1.------3 f><42 U./ /N, 1 CEr// r /PD / 1, i 1 ,Â·/3 / Th V i ./j 2/ 1 11'37 15'-0" i \ '1\ /3 -lf s.,u / R CS-,h /'*-i/- lÂ» / W Â¢01 ,\' 1 ,-,Â·Â·./ ?;if 0 , 4 . * --23*.:' 4 :iÂ¥.1 4 fr \- Â·>::t:Â·Â·': ~ .#**FLA,Â·Â·7 '1<%4~4Â·fÂ·4.~* - 0/VS. 1 1 0 / 53 - .,4,2.,f:52*9:,. ..9*4*,4"%,jkÂ¢ // r vb-ff Lf ALI Â» . - -|~~' Ii-Al~.~, i. :. . . NOT FOR CONSTRUCTION 4, 65.' :47 -- I 2 Â£ 20 1 1 1 ' harman residence I '* fan f 1 -b i i 31 ~ [ aspen colorado I 513 west smuggler street 1 931 m 1168 0 + "4 ~t H A% R 4 4 u,-4. *,~;,414- T E A G U E F?(All,ATI 6-11-81, AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 6 33- 69. -61Â«-kir S E , Aspen, CO SCHEDULED PUBLIC HEARING DATE: f-~4.44--- , I , 200_gr STATE OF COLORADO ) ) SS. County of Pitkin ) I, All 5 Dn 730- â‚¬- (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: 4 Publication of notice: By the publication in the legal notice section of an official 601 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 pubhcation is anached hereto. Â¢ Posting of notice: By posting ofnotice, which form was obtained from the ,,p,L Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the 27 day of , 200-1 to and including the date and time of the public heanng. A photograph of the posted notice (sign) is attached hereto. Â¢ Mailing of notice. By the mailing of a notice obtained from the Community ~1 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 any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet ofthe 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 qf the owners and governmental agencies so noticed is attached hereto. (continued on next page) Rezoning or text amencbnent. Whenever the ofEcial zoning district map is in any way to be changed or amended incidental to or as part of a general revision ofthis Title, or whenever the text ofthis 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 has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. FLWOL--- *knature The figoing "Affidavit ofNotice" was acknowledged b*reme.this ID day of 0 06 k.32- , 200*by O|,U Â·bah C . -fr40 AtiE WITNESS MY HAND AND OFFICIAL SEAL laM MARIE DISAIMO Nolan, Pubic My commission expires: ELL-c o 09 State of Cob,ado / r - ~ r-CrifizE,M:Fai#,EE~:,;:///.. Notary Public ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL PUBLIC NOTICE RE: 635 W. BLEEKER HISTORIC LANDMARK LOT SPLIT, MAJOR DEVELOPMENT REVIEW, ON-S)TE RELOCATION AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 12, 2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hal 130 S. Galena St., Aspen, to consider an application submitted by Randall Bone, requesting approval of a Historic Landmark Lot Split, Major Development Review, On-Site Relocation and Variances for the property located at 635 W. Bleeker. The property is described as Lots A-C, Block 24, City and Townsite of Aspen. The variances requested are a 500 square foot FAR bonus, waiver of one parking space, and a 5 foot rear yard setback variance and 5 foot west sideyard setback variance for an existing historic garage. The application also requires a variance from the language in the Municipal Code that states that a garage has to be entered from an alley, ifone exists, in order to be excluded from FAR calculations. This property has a historic garage that cannot meet that standard unless it is moved to face the alley, which will be proposed by the applicant ifthe variance is not granted. For further information, contact Amy Guthrie at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid. Chair Aspen Historic Preservation Commission Published in the Aspen Times on May 25,2002 City ofAspen Account .r' -/a............all..........li.2....../.8...... t--~8 1 - I-' -U-- 445Â· 4. *4 +A Â¥21 1. . , I B ' Â· . 0 4Â·:.F U-=- ..t, Z 141 Bill *PUBLIC NOTICE 3 34 1 2 * DATE 9 2 ~ 4 %94- 9.8 TIPC E 01' HAL : I I I... 13. . Z PURPOSE /Â· 22'~t~ itt . 'Â· '2% h u yt- 4?9* **4 + . ./I Â». .. ht.J F . . 77'...-..- -1.*1.40 . 1 & 5 1 ..r. - a. I - 715 W MAIN LLC ALLEN DOUGLAS P ANSON WESTON T & SUSAN BAILEY 715 W MAIN ST STE #201 520 E COOPER AVE STE 230 8030 EL PASEO GRANDE ASPEN CO 81611 ASPEN CO 81611 LA JOLLA CA 92037 IA TETSUJi & AKIKO ASPEN HISTORICAL SOCIETY ASPEN HOUSING LLC 6 E KESWICK DR 620 W BLEEKER ST 233 MILWAUKEE ST SEATTLE WA 98105-2049 ASPEN CO 81611 DENVER CO 80206 ASPEN MTN RESCUE ASPEN SQUARE CONDOMINIUM ASSOC BAYOUD GEORGE S & JOAN 630 W MAIN ST 617 E COOPER AVE 3525 TURTLE CREAK BLVD ASPEN CO 81611 ASPEN CO 81611 DALLAS TX 75219 r , CHRISTIAN SCIENCE SOCIETY BERR LLC BONE RANDALL ASPEN/SNOWMASS INC 611 W MAIN ST 5526 N LAKE BLVD , 734 W MAIN ST ASPEN CO 81611 CARNELIAN BAY CA 96140 ASPEN CO 81611 CITY OF ASPEN COSCARELLO ROBERT & ELIZABETH COULTER G LYNNIE 130 S GALENA ST 627 W MAIN PO-BOX L3 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81612 CROCKETT ANN R TRUSTEE OF THE DUNSDON S MICHAELE E-FRIES INC LIVING TRUST BORKENHAGEN DAVID A 1265 MOUNTAIN VIEW [ORA DR 617 W MAI14 ST #D ASPEN CO 81611 TOS HILLS CA 94024 ASPEN CO 81611-1619 FELD ANNE S' ' FERGUS ELIZABETH DAWSON FISHER DONNA S 1700 PACIFIC AVE STE 4100 PO BOX 1515 605 W MAIN ST PENTHOUSE B DALLAS TX 75201 ASPEN CO 81612 ASPEN CO 81611 : HAYES MARY FAMILY PARTNERSHIP FRIAS PROPERTIES OF ASPEN LLC HOOK BRADLEY K & PAMELA D LTD LLLP 730 E DURANT 782C NORTH RALAHEO PO BOX 497 ASPEN CO 81611 KAILUA HI 96734 ASPEN CO 81612 HUNTINGTON TRUST CO NA TRUSTEE HUTCHESON IUCRARD L IGLEHART JIM C/OWELLS TRST CNTR OF NV ATTN L PO BOX 161930 " 610 W HALLAM ST WILLIAMS ASPEN CO 81611 AUSTIN TX 78716-1930 PO BOX,95021 HENDERSON NV 89009-5021 KLEIN DEBBIE 1(7 -HART JIM KOELLE ALICE A COLORADO CORPORATION dAIN ST PO BOX 2871 546 MCSKIMMING RD ... CO 81611 ASPEN CO 81612 ASPEN CO 81611 I - KRUIDENIER CHARITABLE FOUNDATION LEVIN WILLIAM A REV LIVING TRUST LUU INVESTMENTS LLC INC 75% 1 PENN PLZ STE.725 435 E MAIN ST 715 LOCUST ST NEW YORK NY *10119-0799 ASPEN CO 81611 DES MOINES IA 50309 0 MANCLARK WILLIAM & DARLEEN ~ST LLC MARCUS ANN H TRUST P X 3153 1780 JUNIPER HILL RD 313 E BAY FRONT ASPEN CO 81612 ASPEN CO 81611 BALBOA ISLAND CA 92662 MCGARVEY JAMES N JR & PAULA S MCMANUSJAMESR MEANS GRAEME 81 PONTE VEDRA BLVD 283 RIVERSIDE 189 MEADWOOD DR PONTE VEDRA BEACH FL 32082 WE9*PORT CT 06880 ASPEN CO 81611-3341 NATIONWIDE THEATRES CORPORATION ' NORTH AND SOUTH ASPEN LLC OLSHAN BURTON D 1 /2 A CACIFORNIA CORPORATION OLSHAN KATHLEEN W 1/2 200 S ASPEN ST , 120 N ROBdTSON BLVD 5408 OLD LEEDS RD ASPEN CO 81611 LOS ANGELES CA 90048 BIRMINGHAM AL 35210 I h OSULLIVAN MIKE & LISA P B HOLDINGS LLC PARFET DONALD R & ANNE V PO BOX 4476 725 W BLEEKER ST lf 000Â·RIDGEWOOD LN ASPEN CO 81612 ASPEN CO 81611 RICHLAND MI 49083 Â¥ . , 4 . 0 P SON MARK M & LEES M RK ASEN LLC SCHROEDER SARA fAIN ST 4411 W ROO#EVELT 634 MAIN ST #2 CO 81611 PHOENIX 2 85043 ASPEN CO 81611 SIVART HOLDINGS LTD PARTNERSHIP ' SMALL AND LARGE FRIES LLC STOJSAVLIJEVIC JOSEpHI>IE 21 BREEZY KNOLL 1265 MOUNTAIN VIEW 1107 E 5TH AVON CT 06001 ASPEN CO 81611 ESCONDIDO CA 92025 THROM DOUGLAS H TOMCICH WILLIAM ULLR H~AEOWNERS ASSOCIATION 617 W MAIN ST PO BOX 1498 600 E HOPKINS #304 ASPEN CO 81611 ASPEN CO 81612-1498 ASPEN CO 81611 I 6, - VIEIRA LINDA 5Q96;INTEREST VILLARI JOHN TRUST VICENZI GEORGE A TRUST HALL TERESA 50%INTEREST C/O HERBERT NECHIN PO BOX 2238 605 W MAIN ST 120 N LASALLE ST 3 8TH FL ASPEN CO 81612 ASPEN CO 81611 CHICAGO IL 60602 W - TZ THOMAS A & NELL F WEIEN J ROBERT WORTH HOLDINGS LLC JOLLA SCENIC DR 709 W MAIN ST PO BOX 3534 LA CA 92037 ASPEN CO 81611 AVON CO 81620 I - . YOUNG DONALD L 617 W MAIN ST ASPEN CO 81611 - 0 4 Â« Al MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Directoâ€¢C~0 FROM: Amy Guthrie, Historic Preservation Officer Katie Ertmer, Historic Preservation Intern RE: 635 W. Bleeker Street- Historic Landmark Lot Split, Major Development Review (Conceptual), On-site Relocation, and Variances- Public Hearing DATE: June 12, 2002 SUMMARY: This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a 19th century house and shed. The proposal before HPC involves alterations to the historic property in two phases. The first proposed phase includes a lot split, minor changes to the existing historic house and outbuilding, and the demolition of a nonhistoric outbuilding. The second proposed phase includes lifting the house and moving it 10 feet north, creation of a basement addition, and installation of skylights. The proposal also requests variances for a waiver of one parking space, setback variances, a 500 square foot FAR bonus, and exemption from the method used to calculate FAR for garages. APPLICANT: Kruidenier Charitable Foundation, represented by Randall and Allison Bone, and Consortium Architects PARCEL ID: 2735-124-44-001 ADDRESS: 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential) CURRENT LAND USE: 9,000 sq. ft. lot containing a single-family residence, garage, and shed. 1 HISTORIC LANDMARK LOT SPLIT In order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(21 Sum)IVISION EXEMPTIONS, LOT SPLIT The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Staff Finding: The property is part of the historic townsite and has not been previously subdivided. b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). Staff Finding: This proposal will create two 4,500 square foot lots, each of which will exceed the 3,000 square foot minimum set for Historic Landmark Lot Splits. Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which states that affordable housing mitigation will not be required for historic properties. c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and Staff Finding: The land has not been subdivided previously. d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the o#ice of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. 2 Staff Finding: The subdivision plat shall be a condition of approval. It must be reviewed by the Community Development Department for approval and recordation within 180 days of final land use action. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Staff Finding: The subdivision exemption agreement shall be a condition of approval. D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Staff Finding: No dwelling units will be demolished as part of this proposal. g) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Staff Finding: The maximum potential build out for this project is two units. Each of the parcels created by this lot split is permitted to have a single family house. 26.480.030(A)(41, Sum)IVISION EXEMPTIONS. HISTORIC LANDMARK LOT SPLIT The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. Staff Finding: The subject parcel is 9,000 square feet and is located in the R-6 Zone District. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. 3 In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum f[oor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. Staff Finding: The two lots will be used wholly for residential purposes. The maximum floor area for the original parcel, containing a historic landmark in an R-6 zone, is 4,080 square feet. The applicant is requesting a 500 square foot FAR. bonus, discussed below. The total FAR of 4,580 square feet is to be allocated as follows: 2,180 square feet to Lot A, which contains the historic house, and 2,400 square feet to Lot B, which will contain a new house in the future. The existing historic house on Lot A is approximately 2,000 square feet in size, so that the proposed lot split provides only enough floor area for a new basement addition. There will not be any new large above grade construction on this 19th century house, which is a very positive result of this proj ect. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel. Staff Finding: Setback and parking variances are only being requested for the parcel that contains a historic structure. The proposed 500 square foot FAR bonus will be applied to the original parcel, bringing the maximum FAR to 4,580 toal for the entire development and allocated as noted in the staff finding above. The FAR bonus will be discussed in detail below. MAJOR DEVELOPMENT (CONCEPTUAL) 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 4 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. A list of the design guidelines relevant to Conceptual Review is attached as "Exhibit B." This memo will discuss only those which staff finds are not met by the proposal. Chapter 7 of the guidelines relates to the treatment of roofs on landmark houses. Staff finds that there is a conflict with standards in this chapter that addresses conceptual concerns regarding the addition of a skylight on the west (street facing) side of the roof. Treatment of Roofs 7.3 Minimize the visual impacts of skylights and other rooftop devices. o Flat skylights that are flush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed. o A skylight or solar panel should not interrupt the plane of a historic roof. It should be positioned below the ridgeline. Staff Finding: * Please note that the drawings are mislabeled as to the east and west sides of the house. The roof is a major feature of the house, which contributes to its historic character. The policy regarding roofs is that the character of a historical roof should be preserved. The proposed additions of several skylights in the non-historic addition meet the criteria. However, staff has a concern about the addition of one skylight on the west side of the roof. This section of the house is historic and appears on the Sanborne map. Staff has a concern that the proposed skylight is in an obvious location that is visible from North Sixth Street and does not meet the requirement of Guideline 7.3 that the visual impacts of skylights must be minimized. 5 FAR BONUS The applicant is requesting a 500 square foot floor area bonus. The following standards apply to an FAR bonus, per Section 26.415.110.E: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets al! applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Finding: Staff finds that the design of the project, with the elimination of the west skylight, and a determination by HPC that the historic house may not be moved, to be discussed below, meets all the standards. This existing historic structure will be maintained as a key element of the property with the only minor changes and the addition of a basement, which will preserve the integrity of the building. The proposed project will retain the historic garage. There are no proposed changes to the landscape. Staff finds that the proposed 500 square foot FAR bonus should be granted because the applicant has chosen to maintain the integrity of the existing structure by not constructing any large additions, with the exception of a basement, and will be applying the remaining FAR to the construction of a house on the second lot created by the proposed lot split. 6 SETBACK VARIANCES The setback variances needed in order to maintain the historic garage in its existing location are: a 5 foot rear yard setback variance and a 5 foot west sideyard setback variance. The criteria, per Section 26.415.110.C of the Municipal Code are as follows: HPC must make a finding that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: Staff finds that the setback variances are appropriate because they maintain the current location of the garage, in the corner of the property. This is fairly typical of alley buildings on historic properties and provides the greatest possible distance between this detached structure and the historic house. This standard is met and the setback variances should be granted. ON-SITE PARKING VARIANCE The applicant requests a waiver of one on-site parking space. Per Section 26.415.110.C, parking reductions are permitted for designated historic properties on sites unable to contain the number of on-site parking spaces required by the underlying zoning. Commercial designated historic properties may receive waivers ofpayment-in-lieu fees for parking reductions. 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 Finding: The site plan shows several mature trees located in the area meant to serve as on-site parking. Staff' s position is that it is better to waive the requirement for the second parking space rather than eliminate the existing, mature landscaping. Mature trees cannot be removed from private property unless it is approved by the Parks Department. Staff does recommend that the HPC waive one parking space. If the Parks Department prefers that the trees not be cut down, there is no place else on the site that would be appropriate to the architectural character of the historic resource to put the parking. The design guidelines do not refer specifically to this issue other than to say that the only location for parking that can be supported in a circumstance like this is off of the alley 7 GARAGE FAR VARIANCE The application requires a variance from the language in the Municipal Code that states that a garage has to be entered from an alley, if one exists, in order to be excluded from FAR calculations. This property has a historic garage that cannot meet that standard unless it is moved to face the alley, which will be proposed by the applicant if the variance is not granted. According to Section 26.314.040, in order to authorize a variance from the dimensional requirements of Title 26, the HPC must make a finding that the following three (3) circumstances exist: 1. The grant of variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Community Plan and this Title; Staff Finding: Staff finds that the proposed variance is consistent with the goals of the historic preservation aspects of the AACP. Changing the orientation of the garage would compromise its historical integrity. 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and Staff Finding: Staff finds that this is the minimum variance that would allow use of the garage in its historic location. 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone districts and would cause the applicant unnecessary hardship or practical dijficulty. In determining whether an applicant's rights would be deprived, the board shall consider whether either of the following conditions apply: a. There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not resultfrom the actions ofthe applicant; or Staff Finding: The property is designated historic and is therefore subject to design review criteria. Section 8.5 of the design guidelines recommends maintaining the location of secondary structures on historic properties. The applicant should not be denied an FAR exclusion available to all other properties because of this circumstance. b. Granting the variance will not confer upon the applicant any special privilege denied by the Aspen Area Community Plan and the terms of this Title to other parcels, buildings, or structures, in the same zone district; and 8 Staff Finding: Staff finds that granting the variance does not confer special privileges to the parcel. Staff recommends that the variance for the garage entrance be granted. ON-SITE RELOCATION The intent of the Historic Preservation ordinance is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. 16.415.090.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 non-contributing element of a historic district and its relocation will not affect the character of the historic district; gr 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; gr 3. The owner has obtained a Certificate of Economic Hardship; QI 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; and 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. Chapter 9 discusses the guidelines regarding the relocation of historical buildings. Preserving Building Locations and Foundations 9.1 Proposals to relocate a building will be considered on a case-by-case basis. o In general, relocation has less of an impact on individual landmark structures than those in a historic district. 9 o It must be demonstrated that relocation is the best preservation alternative. o Rehabilitation of a historic building must occur as a first phase of any improvements. o 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. 9.4 Site the structure in a position similar to its historic orientation. o It should face the same direction and have a relatively similar setback. o It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. Staff Finding: The policy regarding the relocation of a historic structure is that movement of the structure is discouraged unless it is important for preservation purposes. The background information in Chapter 9 indicates that the integrity of an historic structure is partially based on its original placement. The proposed lot split does not merit a relocation of the historic house. There is no convincing reason why the house must be moved forward. One of the merits of the project is that no addition is being planned which might necessitate moving the house to insulate it from new construction. This is a primary justification for granting the 500 square foot FAR bonus. The applicant has suggested that the historic house should be moved forward so that it aligns with the front setback of the future house on Lot B. The guidelines suggest that new buildings on historic properties should reflect the setbacks established by the historic structure. Because the historic house is on a corner, rather than an interior lot, staff does not find that alignment is as an important a factor in making sure the old house is not "lost" in the streetscape, and the new house may not need to be set as far back as the historic house. It is more appropriate to maintain the existing structure in its historic location. Staff finds that none of the relocation standards are met to allow moving the house forward. Adding a basement to the house in its existing location is an acceptable preservation plan and will meet the criteria if the applicant provides information from the housemover on the feasibility of lifting the building (received), a bond or letter of credit to insure the safe relocation of the structure, and a plan for how and where the building will be temporarily stored and protected. RECOMMENDATION: Staff recommends that HPC recommends Council approve the Historic Landmark Lot Split application for 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado, and that the HPC approve Major Development Review (Conceptual), and Variances with the conditions listed below. Staff recommends that the request to move the location of the historic house on the site be denied finding that the review criteria are not met, but that installation of a basement under the house in its existing location be approved. 10 1. The HPC hereby approves a 500 square foot FAR. bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. 3. The proposed skylight on the west side of the historic house is not approved and must be eliminated from the plan set. 4. On-site relocation of the house is not approved, but temporary relocation to install a basement under the house in its existing location is approved if the applicant provides a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover, a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure, and a relocation plan detailing how and where the building will be stored. 5. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 of the Aspen Municipal Code; b. Contain a plat note stating that the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. RECOMMENDED MOTION: "I move to approve Resolution # , Series of 2002." Exhibits: Resolution # , Series of 2002 A. Staff memo dated June 12,2002 B. Relevant Design Guidelines C. Application 11 "Exhibit B, Relevant Design Guidelines for Conceptual Review" Replacement Windows 3.2 Preserve the position, number and arrangement of historic windows in a building wall. 3 Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. Treatment of Roofs 7.3 Minimize the visual impacts of skylights and other rooftop devices. o Flat skylights that are flush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed. o A skylight or solar panel should not interrupt the plane of a historic roof. It should be positioned below the ridgeline. Secondary Structures 8.1 If an existing secondary structure is historically significant, then it must be preserved. o When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. o If a secondary structure is not historically significant, then its preservation is optional. 8.4 A garage door should be compatible with the character of the historic structure. o A wood-clad hinged door is preferred on a historic structure. o If an overhead door is used, the materials should match that of the secondary structure. o If the existing doors are hinged, they can be adapted with an automatic opener. 8.5 Avoid moving a historic secondary structure from its original location. o A secondary structure may only be repositioned on its original site to preserve its historic integrity. Preserving Building Locations and Foundations 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. 12 00 0 o 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. 9.4 Site the structure in a position similar to its historic orientation. o It should face the same direction and have a relatively similar setback. o It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.7 A lightwell may be used to permit light into below-grade living space. o In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). o The size of a lightwell should be minimized. o A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. o The size of a lightwell should be minimized. o A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. 13 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDING COUNCIL APPROVAL OF A HISTORIC LANDMARK LOT SPLIT AND APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), VARIANCES, AND TEMPORARY RELOCATION FOR THE PROPERTY LOCATED AT 635 W. BLEEKER STREET, LOTS A-C, BLOCK 24, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO.33 SERIES OF 2002 PARCEL ID: 2735-124-44-001 WHEREAS, the applicants, Randall and Allison Bone, represented by Consortium Architects, have requested approval for a Historic Landmark Lot Split, Major Development Review (Conceptual), On-site Relocation, and Variances for the property located at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and WHEREAS, in order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(2), Subdivision Exemptions, Lot Split The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of county Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption Of subdivision regulations by the City of Aspen on March 24, 1969; and b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is * - proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and d) A subdivision plat which meets the terms Of this chapter, and conforms to the requirements Of this title, is submitted and recorded in the office Of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the o#ice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. g) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. 26.480.030(A)(4), Subdivision Exemptions, Historic Landmark Lot Split The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed noor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel; and WHEREAS, 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, in order for HPC to grant an FAR bonus, per Section 26.415.110.E, HPC must find that: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets 811 applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained; and WHEREAS, in order to grant a parking reduction, per Section 26.415.110.C, the following standard must be met: 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; and WHEREAS, in order to grant an exemption from the method for calculation of the FAR of garages, per Section 26.314.040, the HPC must make a finding that the following three (3) circumstances exist: 1. The grant of variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Community Plan and this Title; 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district, and would cause the applicant unnecessary hardship or practical dijficulty. In determining whether an applicant's rights would be deprived, the board shall consider whether either of the following conditions apply: m There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not result from the actions of the applicant; or b. Granting the variance will not confer upon the applicant any special privilege denied by the Aspen Area Community Plan and the terms of this Title to other parcels, buildings, or structures, in the same zone district; and WHEREAS, in order to approve Relocation of a historic structure, per Section 26.415.090.C, the HPC must find that the proposal meets any one o f the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; 21: 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; RE 3. The owner has obtained a Certificate of Economic Hardship; RE 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; and 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; and tr WHEREAS, Amy Guthrie, in her staff report dated June 12, 2002, performed an analysis o f the application based on the standards, and recommended that the project be approved, except for On-Site Relocation of the historic house, with conditions; and WHEREAS, at their regular meeting on June 12, 2002, the Historic Preservation Commission considered the application, found the application was consistent with the "City of Aspen Historic Preservation Design Guidelines" and other applicable sections of the Municipal Code, except for On-Site Relocation, and approved the application with conditions. NOW, THEREFORE, BE IT RESOLVED: HPC recommends that City Council approve the Historic Landmark Lot Split Â®plication for 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado, and that the HPC approves Major Development Review (Conceptual), and Variances with the conditions listed below. HPC denies the request to move the location of the historic house on the site finding that the review criteria are not met, but approves installation of a basement under the house in its existing location. 1. The HPC hereby approves a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. 3. The proposed skylight on the west side o f the historic house is not approved and must be eliminated from the plan set. 4. On-site relocation of the house is not approved, but temporary relocation to install a basement under the house in its existing location is approved if the applicant provides a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover, a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure, and a relocation plan detailing how and where the building will be stored. 5. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 ofthe Aspen Municipal Code; b. Contain a plat note stating that the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the Office zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of June, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk Land Use Application THE CITY oF ASPEN PROJECT: Name: Nevitt Historic Lot Split Location: 635 W Bleeker Street. Lots A. B and C Block 24 City and Town Cite of Aspen, Parcel ID # 273512444001 (Indicate street address, lot & block number or metes and bounds description of property) APPLICANT: Name: Kruidenier Charitable Foundation Lisa Kruidenier - Secretary Address: 3409 Southern Hills Drive Des Moines IA 50321 Phone#: .(515)284-8117 Fax#: E-mail: REPRESENTATIVE: Name: Randall and Allison Bone Address: 117 ABC Suite #101 Aspen CO 81611 Phone #: _(970)920-9911 Fax#:_ (707)988-7101 E-mail:_rbone@,sunriseco.com TYPE OF APPLICATION: (please check all that apply): Â® Historic Designation Â® Relocation (temporary, on or off-site) Â£ Certificate of No Negative Effect U Demolition (total demolition) Â® Certificate of Appropriateness Â® Historic Landmark Lot Split -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) The house was originally built in 1887/1888 for Ed & Jenny Nevitt and sits on the corner of Bleeker and 6th Street. The Victorian style house underwent it's most recent renovation in the late 1970's with the addition of a two story element in place of the rear porch plus a detached outbuilding which is currently used as a sewing room by the property's caretaker Donna Stuart. With the exception of these additions, the historic Nevitt home emains primarily intact with a historic coach house in the rear corner ofthe property. PROPORAL: (description ofproposed buildings, uses, modifications, etc.) The historic home will be renovated in two phases (the phases may or may not be done at the same time) that are intended to protect and preserve the historic character of the home while significantly improving the interior function of the home. first phase ofthe minor renovation includes: â€¢ Kitchen remodel including the enlargement of a nonhistoric south-facing window. â€¢ Upstairs remodel that includes the addition of three windows in the existing nonhistoric addition. â€¢ Addition of skylight to the small nonhistoric roofaddition in the rear ofthe home. â€¢ The new windows and skylights are located away from the primary street facades to minimize their impact. â€¢ Existing out swing garage doors will be changed to an automatic garage door, while still preserving the historic coach house opening. â€¢ Demolition of existing nonhistoric detached outbuilding. Phase II consist ofthe following: â€¢ Lifting the house and moving it 10' north, toward Bleeker Street to protect the historic resource from being overwhelmed by the likely location of new construction on adjacent lot. â€¢ Basement addition with lightwells â€¢ Addition of skylights to the small nonhistoric roof addition in the rear of the home. 500 S.F. FAR bonus and allocation of FAR: As outlined above, renovations to the home are relatively minor and intend to preserve an intact historic structure. There will not be any further addition to the historic home besides the basement, thereby preserving it in its current configuration, which presents primarily intact street facades on both of it street sides. The FAR for the property is being allocated in a manner to allow only sufficient remaining FAR in Lot A (historic home) to permit the addition of the basement, thereby ensuring that no significant additions will be made to the historic home in the future. The current home is approximately 2,054 square feet, not including the 257 square foot coach house/garage, 4 square feet of which counts toward FAR. The remaining 122 SF of FAR being allocated to Lot A (for at total of 2,180 square feet of FAR) is intended to be used to allow sufficient FAR for the construction ofthe basement in phase 2. In exchange for this preservation of the historic qualities of the home and its place as a valuable part of Aspen's dwindling stock of moderate size homes (versus addition and reconfiguration as a large home so common with historic properties) we are requesting that the HPC grant the 500 square foot FAR bonus to the property. Partial Demolition: The Partial demolition plan is indicated on the site plan. It consists of demolition of the non-historic outbuilding located on Lot B. â€¢ This partial demolition will eliminate a non-historic "sewing room" detached outbuilding added to the property in approximately 1975. The partial Demolition will not involve the historic home or any historic features, siding or trim. â€¢ The partial demolition is located on the rear of the property and will not significantly impact the character of the neighborhood. Zoning variances: â€¢ 1 parking space exemption for Lot A â€¢ 5 foot rear yard set back and 5 foot side yard variance for historic coach house (garage) The historic coach house allows parking for 1 car on the property. The remaining area on Lot A which has alley access which could be used to park a second car on site is blocked by mature pine trees. In order to allow for the preservation of the historic coach house (garage) and the trees, we are requesting that Lot A (historic home) be given a variance for 1 parking space and a rear yard setback variance to allow the garage to remain in place. T OF EXHIBITS: A - letter of authorization to represent applicant B- disclosure of ownership C- vicinity map D- certified improvement survey E- letter form Bill Bailey, house mover F.- as built HPC package G- phase 1 HPC package H- phase 2 HPC package FEES DUE: $_1.205 PAID _ . . 4 â€¢ 4 4 4/ I .K I :49 , I "1* I. 4.1 15 P.le 1 1 1. 1.1. 00 75 PUT 1 1 1. 1.i, r vs â€¢1 0 ..... / , 75 Nmw,rs - 1/1 , .. .1 1 1 ligia j 48 Â·15 U.div E.11.11 16.4 4. VS 43'euoiN 'If.* 1: 9.4Â· : M 4 - Â· C 1-011 r US 11!04 1-411..1 ~~1. CA. js CUM.O -Ill "f" '00#,7 .// M lS'alunH W.*Ill 4,-- 14/ Al'lle, 3/1/3/4/ Adillir.#.i. i.:sbul:imi CLI /1 6.w.2/2. I.0. 15 luuff!,0 4. r 11112- . f 15 pu3 10&4 1 I Of 4-'~ - 2/ #ZIN 4/A â€¢ ruct.'AD ' -2, S~ 9 2 Midiwid Ave. 4 44 4 - i , 4 ' 9, : I. Â¥. 42.0 JU49 2 . Highway Dimensional Requirement Form (Item #10 on the submittal requirements key. Not necessary for all projects.) OJect: Nevitt Historical Lot Split Applicant: Kruidenier Charitable Foundation Project 635 West Bleeker Street Aspen CO 81611 Location: Zone R6 District: Lot Size: 90 x 100 feet Lot Area: 9,000 square feet (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Q Proposed: Q Number ofresidential units: Existing: _1 Proposed: 1 Number of bedrooms: Existing: __4 Proposed: -4 Proposed % of demolition:_ 15% - Nonhistoric Detached Outbuilding DIMENSIONS: (write Wa where no requirement exists in the zone district) Floor Area: Existing: __1287_Allowable: 2l80_Proposed: _1178 eight I Principal Bldg.: Existing: sam asprop_Allowable:_N/A -Roof is unchanged Accessory Bldg.: Existing: _N/A feet? Accessory building unchanged Allowable: 1__Proposed: 1_ On-Site parking: Existing: 1 Required: 2 Proposed: L_ % Site coverage: Existing: 18% Required: _40%max_Proposed: 32%_ % Open Space: Existing: 82%_Required:_60%min_Proposed: 68% Front Setback: Existing:__101___Required: 10' Proposed: 10- Rear Setback: Existing:_36'_Required: 5' Proposed: 46 '_ Combined Fronâ‚¬Rear: Existing: 56'_Required: _15' Proposed: 56' Indicate N, S. E. W Side Setback: Existing: East_53'_Required:_E 5' Proposed:_5' Side Setback: Existing: _W 7' Required: 5' Proposed: 7 ombined Sides: Existing: 60' Required: 10' Proposed: 12' Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variances needed): _In order to allow for the preservation of the historic coach house (garage) and mature pine trees on the site, we are requesting that Lot A (historic home)be given a variance for 1 parking space and a 5' rear yard and 5' side vard setback variance to allow the garage to remain in place. In addition to these variances two (2) existing encroachments will be dealt with bv permit with the city r.#1. Roof overhanging encroachments at garage. #2. Fence encroachment along north and west p ' line. HISTORIC HOME RENOVATION 635 west bleeker st., aspen, colorado HPC PHASE 1 PACKAGE MAY 22, 2002 consortium 1 architects 1 P.O.B. 3662, aspen colorado 81612 (970) 925.6797 fa x:(970) 925 6797 ~ e-mail; rally@aspeninfo. com WEST BLEEKER STREET M -1 42'-0" 45'-0,1 . . 9 .. O 0 2~ ~--.0- -- --.-- -0-.-- --61-- -- -fl--[]9 - - 695 PY. BLEEKER 63/ A. BLEEKER 10 5'-0" ,5'-OIl 1- I\i r-- 5--- -- -- -- -- -- -- -- -- -1. 1 . 1 L FRONT YARD -1 1 |' '' SETBACK ' 1 1 1 1 1 1 1 SIDE YARD I 1. r------1 I r--ir)==(710-----2-1 1 i /-SETBACK I 1 1 .11 1/ 1 11 1 1 1 rEL '1 1 1 1 1 Ir I rl I 1 1 41] W I 1 NER LOT CREATED 1 MITH HISTORIC LOT SPLIT 7 1 1 If-!1 -11 \ i 'r -1 ~ C -1 i lit I 0 11 1 11 U I 1 11 U I 1 ~1 M HOUSE IN ORIGINAL i 1 11 & 1 1 -LOCATION ht/ 1 I i L_ UNDISTURBED FOUNDATION 1 1 1 -F==-.~ 1 Â»117 4 1 1 li I 1 l_-1 1 1#i* 1 MALK - 1 1 , 1/1 . 1/*Ir 1 1 1 1 1 ' - LOT SPLIT LOT LINE | 1/ 1! 1 1 1 1 1 1 1 1 1 1 Ill 1 1 1 1 1 1 1 3 1 1 1 1 1 1 1 1 . 11 1 1 1 NON-HISTORIC, 1 :~ 1 i I STUDIO TO BE DEMOLISHED~ 1 1 1 1 1 1 '1 il 1 1 1 1 1 111 1 1 1 1 \? 1 11 1 11 01 L___ I Â¥ 0 11 ----- r 1|i EXISTING GARAGE 1 111 1 L 1 0 --.El-,- -- IL -- -- -C]- --.- - -- - - - EDGE OF: aRAVEL NORTH ALLEY BLOCK 24 eO PHASE 1 - SITE PLAN 1/8. = 11-0. NORTH SIXTH STREET BACK OF CURB 0 00 LOT SPLIT F.A.R. ALLOCATION: 635 M. BLEEKER (HISTORIC HOUSE) = 2180 S.F. 631 M. BLEEKER (NER LOT) = 2400 6.F. TOTAL = 4580 9.F. ALLORABLE F.A.R. - 4080 5.F. F.A.R. BONUS = 500 S.F. TOTAL = 4580 9.F. EXISTING GARAGE FAR: eARAGE S.F. = 25-1 S.F. GARAaE EXEMPTION = 25-7 S.F. - 250 5.F. = 7 S.F. GARAGE FAR REDUCTION = 1 S.F. /2=4 9.F. AS BUILT PORCHES 4 DECKS: PORCHES = EXEMPT DECKS = N/A DECK EXEMPTION = 1596 (MBO S.F.) = 2611 S.F. TOTALS: SARAGE FAR = 4 5.F. HOUSE MAIN LEVEL = 1105 S.F. HOUSE UPPER LEVEL = 61461 5.F. PORCHES 4 DECKS = 0 5.F. TOTAL F.A.R. = 2058 6.F. UNUSED F.A.R. = 2058 S.F. < 2180 S.F. (ALLOAABLE) - PHASE I F.A.R. CALCULATIONS F% 7 -----7 111 lili 1111 111 1 OPN FORCH LIVINS O UP ENTRÂ¥ gP 11 11 9 r-- r- -in In r/11 - 1 F BOOKS DININS / 1-/ -1 523 - 0 -3 BEDROOM 1- 2 3 -1 1 - 44 - -- 1 -71 - L_ CLOS. 11 11 12 - - -_J ENCLOSED PORCH / BATH KITCHEN ~ 91 - -1 - -i-J L- ==0 r----1 1 11 0 OUO 4 0DN 36" RANSE 1 0-0 7 ) 1 0-0 PANTRY ON ~=:~: SHELVIN6 -1 /323 0 g UPPERS STAIR -1 En V / 1 2-' - -4 L 36" REF. /Al SINK F zo 1 '--* 0 1 NOKTH 60 PHASE 1 - MAIN LEVEL PLAN 1/4. " = 1 '-O" F LUL]_lil[JURE 1 LJ-- LE_1 U Ill_ -ROOT BELCH 1 luulnul-LL-2 2_210 1 I lilill lili Il lili 11-1-] -1.-L BEDROOM STAIR I v F=-1 OPEN TO BELOR - 1 34 61 CLE-CpS. ILL------------ P - - HALL -- 1 il 0 DN 11 = M. CLOSET - ~ 7- 07 - 11 . 4 -0 , Ii/ 11 IL -----T------- -__6 gl M. BATH 6L .1/ L_jjug *F - 11 9 0 - 0 0 - 44 1 - M. BEDROOM O\ ~ -- FIREPLACE 1 il 11 1 1 NORTH ee 0 PHASE 1 - UPPER LEVEL PLAN / 1 93 Lit -- EXISTINe ROOF 4 - TO REMAIN d~LE_ a tELl -1111_17 4-t - 4 ULLU__1_ LULLULULL,__11_02 1 r_1] Lld-t_I L[El_I LU_ULLULLL_ljf/ NER SKYLIGHT Ll_- __- LL _ L z _1[-L 1-_11 [_111_] Ottl-_I LL_] L --1-11-it -L-LL-tp -] 21_1 *11-L - IlliU 111 11 11 1 1- 0 0 - - - 2- -- __41111_~ E - 1 1 11 1 1 - 1 - f EXI -1 - NORTH t /-\ PHASE 1 - ROOF PLAN 1/4" = 1 '-0 " 9 9 Â« 111 11 lili 11 /321 Il 1 1 //1 1/ 1 Il 1 N i Il I \\Â« li I \\\ 1/ 1 \\1 1/ 1 \A Il I \H 11 1 ll I il I li l \\<kx 1/ 1 il f \00 - EXISTING DOOR TO Â» , ~ EXISTING DOOR 1> Â«- . Â»- GAINS - CHANSE DIRECTION OF / 1 / - -OPERATION FROM OUT GAINS \- 3% TO AJAININe OPERATION ,- EXISTING MATERIALS - - TO BE REUSED MITH L/ NER DOOR MECHANISM / - --- / 3- > <2 - PHASE 1 - EXIST IND GARAOE PHASE 1 - EXISTING OARADE 61/ NER DOOR 1/4=" = 1'=0" C-) 1/4" = 1'-0" .\A/. \ A i ~ 2 T.o. F.F. @ UPPER ELEV. 110'-6 " V.I.F. / ~ T.O. F.F. @ MAIN 7 ELEV. 100'-O" / I \ PHASE 1 - NORTH ELEVATION 1/4" = I '=O" 1-3/ 1 I dll 1 â€¢k T.o. F.F. @ UPPER --LEV. 110'-6" V.I.F. =tjtmijl Of n 0 -LT.0. Ful@ 14%[N 7 ELEV. loG'-0 - FHADE 1 -EAST ELEVATION L 1/4" = 1 1-OIl FIREPLAGE FLUE NER SKYLIGHT NER ANNDOR /, T.o. F.F. @ UPPER ELEV. 110'-6" V.I.F. . 0 2 T.O. F.F. @ MAIN 7 ELEV. 1001-OIl NEIN AINDOIN - IN EXISTINS MINDOIN OPENING /=\ PHASE 1 - SOUTH ELEVATION = 1/2411 = 11-011 NER ININDOM LLU-LL_U_U__u_lL_L-L_LU-U_UL_Il__L~-_U-_L._L 3 i T.o. F.F. @ UPPER -ELEV. 110'-6" V.I.F. 0 494 4 e i T.O, F.F. @ MAIN ELEV. 100'-oIl - PHASE 1 - NEST ELEVATION 1 1/4" = 11-OIl HISTORIC HOME RENOVATION 635 west bleeker st., aspen, colorado HPC PHASE 2 PACKAGE MAY 22,2002 consortium 1 architects 1 P.O.B. 3662, aspen colorado 81612 (970) 925.6797 fax:(970) 925 6797 ~ e-mail: rally@aspeninfo. com WEST BLEEKER STREET 1 -1 <C 9 00 42'-0" 48'-0" f . O 0 v l n n 10 % 635 04. BLEEKER \ \ 631 hi. BLEEKER \ 1 9 1 L 5'-0" 5'-O" 1 f'f _LIP~~~Â¤~1LL_C- -----Â·1 I 1 PORCH L FRONT YARD - 0 Â· SETBACK , i -11 1 1 1 1 1 1 ------ 1 1 SIDE YARD I ~ 1 I r----1-1 3 I 1' ' 1 49I - 7 1 1 ~ SETBACK I 11 - 1 i : --1 1 1 1- - -LISHTMELL "r n \ 1 1 NER LOT CREATED I 1 % -d 1 1 MITH HISTORIC Ll. 1 LOT SPLIT -~\~ ~ ~ 1 13 Â£4=. 1 1 l IL" 1 1 1 1 1 1 1 1 1 1 1 ---1- - -ED 1 4" 11 1 1 ! 1 ~-FORMER LOCATIONg -LOT SPLIT LOT LINE I 1 OF HOUSE i 1 1 11 1 1 1 1 1 1 4% e i' 1 1 3 1 1 1 1 1 1 1 1 1 i FORMER LOCATION i 1 1 OF STUDIO 7 i Iii ' 1 1 -11 1 j 11 P 111 1 1 1 111 1 1 | 1 1! PM Â¤ L.__ _ 1 111 - -- --- r *me -- - - -1 T |i EXISTINe E,ARAeE I w/*Ir 1 ---==-===-==-Q-==72=7=Â»~ --- --4---- EDSE OF GRAVEL NORTH ALLEY BLOCK 24 crjo PHASE 2 - SITE PLAN 1/8. =1'-O. NORTH SIXTH STREET BACK OF CURB EXISTINS SARASE FAR: eARAGE S.F. = 257 5.F. GARAGE EXEMPTION = 257 5.F. - 250 S.F. = 7 5.F. SARASE FAR REDUCTION = -7 5.F./2=4 S.F. SUBSRAPE FAR: (SROSS S.F. = 1222 5.F. MALL HEISHT = 611-Oil TOTAL MALL LENGTH = 164'-4" TOTAL SUBeRADE MALL AREA= 164'-4 11 * 611 -0" = 1474 S.F. ABV.GRADE MALL = 4.0" + 3'-5" + 8'-O" + 6'-4." = 22'-3" EXPOSED MALL AREA = 22'-3" * 6'-0" = 134 S.F. EXPOSED MALL AREA = 3'-0" * 4'-0" = 12 S.F. 96 OF EXPOSED TO TOTAL AREA = 146 9.F. / 14-761 S.F. (100) = 61.896 SUBGRADE F.A.R. = q.6% 0222 S.F.) = 120 S.F. AS BUILT PORCHES 4 DECKS: PORCHES = EXEMPT DECKS = N/A DESK EXEMPTION = 15% (16180 S.F.) = 2617 S.F. TOTALS: eARAeE FAIR = 4 S.F. HOUSE SUBGRADE LEVEL = 120 S.F. HOUSE MAIN LEVEL = 1105 S.F. HOUSE UPPER LEVEL = Â¢1461 9.F. PORCHES 4 DECKS, = O S.F. TOTAL F.A.R. = 21-18 S.F. UNUSED F.A.R. = 2178 S.F. < 2180 S.F. (ALLORABLE) PHASE 2 F.A.R. CALCULATIONIE 62 -4 44 8 .4 I 1 . . .25.. A 4 /9-0 , 12'-0" , 4 BATH 4 ff\-311 LINE OF E------- ~ CHIMNEÂ¥ ABOVE ~~ g / 48 T ~ 12 TREADS 9 ID,~ M UP IE REERS 0 8/ 4 U BEDROOM 1 1-- /3/J . ' 51_21' , 4 6 MECH. ACCESS -3 LT. INELL -- ROOM AREA= leo 5.F. LIGHT AREA REQUIRED= ie.o s.p. < z LISHT AREA PROVIDED= 16.1 S.F. l. 1 1- Ok D Ii----.-- 1 40 4 4. - / I Â£ -- - -O.405- - 4 T.O. GONG. 4 ELEV. 40'-O" Id 1 1 ... - -- 1 1 Â¥ I * I I ~~~ '1'-11 j/2" ~ 12'-61 PLAYROOM LT. MELL L BEDROOM 1 5 - - 4 4 1 rn 11 a= 3 I~ ~ == - 4 Aid: ROOM AREA= 158 5.F. ROOM AREA= MO S.F. 4-2 LIGHT AREA REQUIRED= 15.5 S.F. LIGHT AREA REQUIRED= 14.0 S.F. LIGHT AREA PROVIDED= 15.8 S.F. LISHT AREA PROVIDED= 26.4 S.F. -- 4 .4 1 -IE .- I -i.-Ii I r--1 18'-1 1/2" , C 12'. C /0 - BATH 6. MASTER ~ C 20 el-011 - . I . 4 I 4 - CLOS. ROOM AREA= 241 S.F. 6Â· LIGHT AREA REQUIRED= 24.1 S.F, 4 4 LISHT AREA PROVIDED= 561.6 S.F. 6 I L fr_ 0 c 4 I I I. 11 lili 11 /1 4 6 LT. MELL 6 - LIGHT WELL 1 4 4 4 4 4 4. . A A NORTH t / - 'L PHASE 2 - LOFNER LEVEL PLAN 4% P-------1 IN lili lili 111 1 ODN PORCH LIVING 4 CD UP f STAIR 1 1 - 1 -IZZIL. METAL --- RAILING ENTRÂ¥ 11---a -I 4Â» -1 - ~ EXISTING r L DOOR -7 TO REMAIN STAIR Â« Ij-- M -I_ 0 -22 -MI DINING ~ T.O. F.E. = ELEV, 100'-O" 1 283 METAL RAILING - ~ ir 3 - =nz~ DISK OFFICE L_ a - 1-1 ~_1 11 -Ir~~ ENCLOSED PORCH Of \ 1 - r 8 - - KITCHEN PANTRY il F 2 --- - FOINDER - ~ - rEf F.-f 2 11 f -0 I 4 ODN - RANGE -- 4 0-0 -1 0-0 0- - LAUNDRÂ¥ 0 - - SINK 1 1 DOOR TO 1- DRYER ~ MASHER | /-BE FIXED 1 1 SINK 36" REF. 131 n, 1 11 1\ 11 ~ - METAL RAILING ~- METAL 6RATE NORTH t - PHASE 2 - MAIN LEVEL PLAN 1/411 = 11-0" F 1 11 11\ q'-4." 11 l' ILLULLill-llfi L_PULLULL1_10 Roof BELO 1 1 d D -1-0 1 11'11'111'11'lilli-L | | M.CLOSET | ~ | | ~ ~ <le R. @1 -1/8. IE TR. @ 10â€¢ Iii il - 1 T.O. F.F. (V.I.FJ ~ ~ ~ ELEV. 110'-6" ~ ~ OPEN TO BELOW ~ 1 1 1 11. 4 11 11 11 1 1 - 1 7 N SHAR. / 1 19/ 1 *. Ir' . 4 7< l= = 4 2*~:O DN M. BATH - r STAIR 2 r 70 0 < 1 1 E-- P-1 E--1 -1 LO - IL :/ 2 1 L__1 -; c- ifull OUO 2 - - 1 7-= I - 14'-1 5/8" - E-7 PI iII 11 = 0-3 = I A M. BEDROOM -- 0---1 0 1 f 0 1 = 71 - 21 = 1 11 lili 11 - 11 11 L__________~-------1 NORTH - PHASE 2 -UPPER LEVEL PLAN 1/4" = 1'-O" A /1 7493 1 --1 11 4 1 914 j - - ---- --=--- 3 Ne 11 ~ 31 1 1 ---T- ---lt Llul 111 I li ll -=Z] EXISTING ROOF TO REMAIN -IJ - _10111_01_] Ltd]_1 LL-lIn 1111 PRI[-1 - - X 111 ELd_f \\\1 --32 -2 LL-_~__~i-~_Ult"111991 -2 El- 1121_11_11_] Pill_1 f ~U--1[--LEI 1 U__1_ 01]-1-1LL__L _1__f_ -12_1 _113= 11111 lilli lili ---100-=9 141[1~_Lit mÂ» 1391339- 111~ f -- 9 11% T - 41-1 - -- 691-3 0 0 - -1 1-2 1 1-1 U 11 8 li li Za--11- --1--0 1 1=11 - =d 926- 1-\ -21-3 f - ~NEÂ¢*RI - lili 11 11 f ti 4**3 3 NER SKYLIeHTS A -3 341 -U -1-34 --7 9---4 ==dEEL~,S-- 1--t - - Exit 1 . 4 44% I /0 =3 ! -7' - t~dj fdfij--3 1 NORTH e0 PHASE 2 - ROOF PLAN 1/4" = 1'-O" LE= 113 j-3 1, T.O. F.F. @ UPPER ELEV. liD'-6" V.I.F. HANDRAIL 3 / 000 119=1 8 9 i T.o. F.F. @ MAIN - 7 ELEV. loG'-O. 1 ill li 1 ill 11 2 - 1 L_ - - *1-- 3 ELEvre'-O,- 1 T.o. CONG @ LOWER / - \ PHASE 2 - NORTH ELEVATION ~ C - j .1/411 = 11-oIl NER SKYLISHT \\ 1 1, T.O. F.F. @ UPPER ABL - ELEV. 110'-6" V.I.F. LOL - - r-HANDRAI 0 9 0 T.O. FL-@ MAIN- 7 ELEV. 100'-0" 1 2- -lili 1 1 1 ~ 1 r 1 li-1 1 1 1 L____-L/2-_________1________ - ~-ELEv. Â¢101-011 ~L --1 1 T.O. GONG. @ LOMER - PHASE 2 - EAST ELEVATION ~ 1/4." = 1 '-O" FIREPLAGE FLUE 8 E â€¢k T.O. F.F. @ UPPER ELEV. 110'-6" V.I.F. POOR TO BE FIXED 9 9 0 06 T.O. F~L@ MAIN 7 ELEV. 1001-0- l 11 1 1 1 [~ 1111 1 11 1 1 1 C~ ---tll 1 11 1 1 lili 11 1-1 2 --b--6-----12 -_______Lf_ ~ - â€¢k T.o. CONC. @ LOINER L~ 7 ELEV. 401-0,1 L.L._L_.fHASE_2_-_2â‚¬2ItELE--VATION IC-j 1/4 11 = 11-011 .- NEN SKYLIeHT NEM SKYLISHT 4 4-El 31 T.O. F.F. @ UPPER -T ELEVJTib'-69.1.F.- 01 494 2 HANDRAIL r= 11 e 2 T.o. F.F. @ MAIN - ELEV. 100'-011 1 1 1 11 11 11 1 11 1 1 J 0 -3 13 il li I 1 -11 H-N 2 T.o. GONG. @ LOMER 7 ELEV. VOLO" PHASE 2 - INEST ELEVATION L_.7 \ HISTORIC HOME R EN OVAT ION. 635 west bleeker st., aspen, colorado HPC AS - BUILT PACKAGE MAY 22,2002 consortium architects 1 P.O.B. 3662, aspen colorado 81612 (970) 925.6797 f a x: (970) 925 6797 ~ e-mail: rally@aspeninfo. com WEST BLEEKER STREET 0 % 43 0 0 0 M O 0 91 l 00 5 0, 1- 1 1 0 LOT A 1| | d- I 0-- _Dr---=---7 e 4 KI o r L---El 1 LOT o LOT O 1 1 LOT B n , i WI U Ir--f __1~ 1 41 1 J Â· U e r---1 P'NALK .. i ~~1 ~~ REN El 'A| ||||-f 111 AREA = 9,000 SQ.VT. +/- t 0 0 3 C I 1 1 1 1 1 1 1 1 1 sTucno 1 1 1 GARAGE 1~ 1 1 1 1 ae 1 1 1 1 1 1 '9*1, . 1 1 O n nno &19 j - -I --I- --I- li- EDGE OF GRAVEL (-~-j AS BUILT -SITE PLAN ALLEY BLOCK 24 NORTH SIXTH STREET BACK OF CURB i db 0-------1 1 11 lili lili 11 11 ODN PORCH 2 --1 LIVINe Q I 0 UP ENTRY gP It------11 CLOS. r 1 7- --1 1 - DININe BEDROOM I -7 1 L -- CLOS. ~J 11---31 - -- ENCLOSED _ ~ ~ f BATH ~ PORCH - COUNTER 1- 1 11= - 3 L KITCHEN - 61-6 0 ----1 1 1 - -J ON 0 - STAIR OVEN - - O-0 1 SINK ~ ID/01 j REF. (Al 2 -3 0-0 1 1 11 1 NORTH 0 0 AD BUILT - MAIN LEVEL PLAN 1/411 = 11 - 011 p - -1 = =1= = C- -- --7 11 11 0 --ROOF BELOM 1 / BEDROOM --~ STAIR 2 f=-1 1 -1 OPEN TO BELOM -1 -4 1 11 -1 CLOS. IN -1 1 121] HALL -1 | 11 )11 a DN || ~ BEDROOM - |~ -11 rI -1 L U Â»FO= f 12 . _11 /1 terid- o BATH 1 -1- 1 GLOS. ~ BATH 1 -04 - - 1 L- 1 - - - f i $, 24 Ck= =13 Clot. ~ Ph r If 1 M. BEDROOM f I Ip L _- 11 _3 1 11 11 L---------- -1- NORTH e0 AS BUILT - UPPER LEVEL PLAN 1/4" = 1'-O" i \- 491 - 1 1 1-3-1 L_LL T - --3-- - F - f_J_-ll-11Â«141421 - -0 -L-k--1-LJ-j-4--41.4.- - 1.-1 411Â«ULLL LUL11 lili J 1[LLILLÂ»LUE__1_ Uk- ~ Â»t[Â»tfilt--U-Â»11 LOULLI_LU LI_1_111 jd Ill L]_1[_1 LL_11-_1 L[_U~ EL ___L]111__ULILL41 t- 0 0 --3 E -.I--1 lili 11 11 4 f 2223 A- 11-22 --331 EXI - 12=3--43 2 49 1 - - 3 fÂ·ZE=-402=-2 NORTH t0 AS BUILT - ROOF PLAN 1/4" = 1'-O" 4137- 49=424--11=94+ 3 ~ T.O. F.F. @ UPPER 7 ELEV. 110'-6" V.I.F. fÂ«f l 009 2 7.o. F.F. @ LOMER -- ELEV. loG'-0,1 AE BUILT = NORTH ELEVATION 1/4" = 1' -011 1 LLIULL t J_IP- F.F. @ UPPER Â£Â«Di - EM ELEV. IHO'-6" V.I.F - LÂ«L l O 2 T.o. FIn@ 1-:REER ELEV. 100'-Oil AS BUILT - EAST ELEVATION 1/4" = 1'-O" 1-1 1 2 T.O. F.F. @ UPPER --LEV. liD'-6" V.I.F. 0 - e 0 1 522 -_ I _ b T.O. Fil@ LOAER 7 ELEV. IOOLO" - AS BUILT - SOUTH ELEVATION 1/4" = 1'-O" 11 90 t- - 2 T.o. F.F. @ UPPER ELEV. 110'-6" V.I.F U - e - 2 T.o. F.F. @ LOMER ELEV. 1001-OIl AS BUILT - REET ELEVATION 1/4" = I '-O" r,2 f }(li i p' 1 -<64- ht,C AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 216 E. Hallam Street , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 12 June ,2002 STATE OF COLORADO ) ) SS. County of Pitkin ) I, -F.L. Stan Clauson (name, please print) being or representing an Applicant to the City ofAspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) ofthe Aspen Land Use Code in the following manner: _X__ Publication ofnotice: 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 tothe public hearing. A copy of the publication is attached hereto. _X_ Posting of notice: By posting ofnotice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the_0- day of May , 200_2_, to and including the date and time ofthe public hearing. A photograph of the posted notice (sign) is attached hereto. _1. Mailing ofnotice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) ofthe 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 any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet ofthe property subject to the development application. The names and addresses ofproperty 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 ofthe public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) 02:ELE"liss:90:11 A- l WA e .'.r Ill 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 ofthis Title, or whenever the text ofthis Title is to be amended, whether such revision be made by repeal ofthis Title and enactment ofa new land use regulation, or otherwise, the requirement o f an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners ofreal property in the area ofthe proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. sig222 -29 D- The foregoing "Affidavit of Notice" was acknowledged before me this 6/ day of Mall , 2001, by Â¥3 \_ 0.0,1 f#~+c,t) WITNESS MY HAND AND OFFICIAL SEAL My commission expires: 1 \ ~Z I ~ 2,0037 02-EL)WO N(0ry Public h - ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL 4 225 N MILL ST LLC ASPEN CENTER FOR ENVIRONMENTAL AMATO JOSEPH A A COLORADO LIMITED LIABILITY CO STUDIES PO BOX 503 225 N MILL ST 100 PUPPY SMITH ST HIGHLAND MILLS NY 10930 ASPEN CO 81611 - ASPEN CO 81611 ASPEN COMMUNITY UNITED BRUMDER WILLIAM G FLORIDA LAND BERKO FERENC FAMILY TRUST 28.835% METHODIST CHURCH TRUST PO BOX 360 114 N ASPEN ST 2054 FIRST WISCONSIN TRUST CO ASPEN CO 81612 ASPEN CO 81611 MILWAUKEE WI 53201 ELDER NELS REINHARD ESTATE OF FROST MONA J TRUST CITY OF ASPEN ELDER JANET C CO US BANK ATTN: LORI J HAMILTON 130 S GALENA ST 202 N MONARCH ST 950 17TH ST CNDT0615 ASPEN CO 81611 ASPEN CO 81611 DENVER CO 80256 HODGSON PHILIP R FROST PROPERTY LLC GIVEN INSTITUTE HODGSON PATRICIA H 709 N SPRUCE ST REGENTS OF UNIVERSITY OF COLORADO 212 N MONARCH ST ASPEN CO 81611 BOULDER CO 80304 ASPEN CO 81611 LIGHT HOLDINGS LLLP MYRIN CUTHBERT L JR 37.5% PACE LINDA MARIE e 733 13TH ST PMB 101 300 PUPPY SMITH #203 445 N MAIN AVE BOULDER CO 80302 ASPEN CO 81611 SAN ANTONIO TX 78205 BOK WILLIAM G JR TRUSTEE PENN PAUL E & SUSAN W PUPPY SMITH LLC 1.-- 220THAVENE . 3830 E 79TH ST 205 S MILL ST SUITE 301A WOOD]NVILLE WA 98072 INDIANAPOLIS IN 46260-3457 ASPEN CO 81611 SADLER PRISCILLA ANNE TRUSTEE FOR SEGUIN WILLIAM L SUTTON JENNY W SADLER PRISCILLA A REVOC TRUST PO BOX 4274 4101 CUTLASS LN PO BOX 2989 ASPEN CO 81612 , NAPLES FL 34102 ASPEN CO 81612 SUTTON KERMIT S & JENNY W US POSTAL SERVICE 801 12TH AVE S STE 200 WESTERN REGION NAPLES FL 34102 SAN BRUNO CA 94099 , PUBLIC NOTICE RE: 216 E. HALLAM CONCEPTUAL MAJOR HPC REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 12, 2002, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Frost Property, LLC, requesting conceptual major design approval at 216 E. Hallam Street. The property is described as Lots D, E, H, and I, aka Lots D, E, N, and O, Block 71, City and Townsite ofAspen. There are two separate lots, one of which contains the existing house and the other the existing barn. The existing house is to be rehabilitated and expanded into a duplex. The following variances are requested: a waiver of one parking space, a 5' combined front and rear yard setback variance, a 2' west sideyard setback variance, a 7' combined sideyard setback variance, and a 500 square foot FAR bonus. The barn is to be rehabilitated and converted into a single family residence. The following variances are requested: a 2' west sideyard setback variance and a 2' combined sideyard setback variance. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@,ci.aspen.co.us s/Suzannah Reid. Chair Aspen Historic Preservation Commission Published in the Aspen Times on May 25,2002. City ofAspen Account li- 8, MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning DirectolijAO FROM: Amy Guthrie, Historic Preservation Officer RE: 216 E. Hallam Street- Major Development Review (Conceptual), On-site Relocation, and Variances- Public Hearing DATE: June 12,2002 SUMMARY: This project affects two parcels, which are currently separated by an alley and which are both listed on the "Aspen Inventory of Historic Landmark Sites and Structures." The front lot contains a 19th century house, commonly referred to as the "Mona Frost House," after the long-time occupant. The rear lot contains a large 19th century barn. Both structures are in very poor condition. HPC is asked to approve relocation of the historic structures within their respective sites, demolition of a non-historic carport on the Mona Front house, an addition to the house which r converts the structure into a duplex, and adaptive re-use of the barn into a single family home. The proposal includes requests for a waiver of one parking space, a 5' combined front and rear yard setback variance, a 2' west sideyard setback variance, a 7' combined sideyard setback variance, and a 500 square foot FAR bonus on the front lot. A 2' west sideyard setback variance and a 2' combined sideyard setback variance are needed for the rear lot. This project is under review by the Planning and Zoning Commission and City Council for several actions, including abandonment of the alley, which has previously been vacated throughout the rest of the block, and permission to use the trail along the east side of the Red Brick School as a driveway to access this property. In addition, the Planning and Zoning Commission will conduct a "Conditional Use" review on June 18th to determine if the front lot will be allowed to have a duplex. A single family house is a permitted use, but landmark properties can apply for a second unit. APPLICANT: The Frost Property LLC, represented by Camilla Auger and Studio B Architects. PARCEL ID: 2737-073-14-001. ADDRESS: 216 E. Hallam Street, Lots D, E, H, and I, aka Lots D, E, N, and O, Block 71, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential). 1 CURRENT LAND USE: Single-family residence and storage building. MAJOR DEVELOPMENT (CONCEPTUAL) 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. A list of the design guidelines relevant to Conceptual Review is attached as "Exhibit B." This memo will discuss only those which staff finds are not met by the proposal. The house and barn are to be relocated on their sites, the review standards for which will be discussed below. In terms of the additions and modifications proposed to the historic structures, staff feels that the architect has been successful in distancing the new construction from the original buildings by using small or very subordinate connecting elements. The new areas are respectful to the historic buildings in terms o f height, massing, and architectural detailing. The main concern that staff has with the current proposal is that more information is needed about the original appearance of the Mona Frost house. Currently, it is not clear whether any original clapboards or trim still exist under the asphalt siding that was added, or what clues that siding may give to the historic design. In the absence of old photographs, much of the finalization of window and door locations and other detailing may have to be determined through demolition and discovery by removing the asphalt and the interior plaster to expose framing evidence. In most cases, HPC has allowed that phase to wait until construction is begun, to avoid disturbing any current occupants of the building. It will not be acceptable to install completely conjectural window and door configurations and sizes. The following guidelines are relevant: 2 Windows 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. Doors 4.1 Preserve historically significant doors. o Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. o Do not change the position and function of original front doors and primary entrances. o If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. 4.2 Maintain the original size of a door and its opening. o Altering its size and shape is inappropriate. It should not be widened or raised in height. Porches 5.1 Preserve an original porch. o Replace missing posts and railings when necessary. Match the original proportions and spacing o f balusters when replacing missing ones. o Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. o Expanding the size of a historic porch is inappropriate. 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. o Use materials that appear similar to the original. 3 o While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. o Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. o When constructing a new porch, its depth should be in scale with the building. o The scale ofporch columns also should be similar to that of the trimwork. o The height of the railing and the spacing of balusters should appear similar to those used historically as well. Architectural Details 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. o The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation ofthe building's heritage. o When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. o Where "scars" on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. o Using overly ornate materials on a building for which there is no documentation is inappropriate. o It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. Staff is particularly concerned with the proposed entry into the house. Currently there are small porches and front doors on the east and west sides of the house, and the Sanborne map supports the idea that this is an original condition. The proposed plans show the east entry and porch eliminated, which is in conflict with guideline 4.1, and the west porch enlarged, which is in conflict with guideline 5.1 These changes are not acceptable. It is typical for the miner's cottages to have multiple entries due to social customs of the time and these are features that must be retained. There may also have been paired doors under each entry porch, another common occurrence, which will be revealed by the framing. The current proposal must be restudied in regard to the entry. A complete east elevation of the Frost house must be provided at the June 12th hearing. Typically, windows on houses of this period are double hung, vertically oriented, and placed sparsely on all sides. Again, more factual information will be needed before the windows can be finalized. In staff's opinion, the window design as drawn is not representative of miner's cottages in Aspen. 4 With regard to the proposed new garage at the back of the historic house, there is one guideline to be discussed. 8.3 Avoid attaching a garage or carport to the primary structure. o 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. There is not sufficient room on this lot to detach the garage given the existing distance of the historic house from the street, which is not being changed in the relocation. Staff finds that its one story height is sufficient to create the appearance of a secondary structure that is desired by this standard. FAR BONUS The applicant is requesting a 500 square foot floor area bonus for the front lot. The following standards apply to an FAR bonus, per Section 26.415.110.E: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets &11 applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be 5 submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Response: Staff finds that the design of the project, with a satisfactory resolution of the restoration issues, and a determination by HPC that the historic house and barn may be moved, which will be discussed below, meets all the standards for an FAR bonus. The existing historic structures will be maintained as key elements of the properties and will be retrieved from their verv deteriorated condition. The project involves the preservation of a large barn. Staff finds that the bonus should be granted because the proposal is attempting to maintain the integrity of the existing structures by constructing well designed additions. The applicant should be congratulated for finding a way to preserve these buildings. SETBACK VARIANCES The setback variances needed on the front lot are a 5' combined front and rear yard setback variance, a 2' west sideyard setback variance, and a 7' combined sideyard setback variance. A 2' west sideyard setback variance and a 2' combined sideyard setback variance are needed for the rear lot. The criteria, per Section 26.415.110.C of the Municipal Code are as follows: HPC must make a finding that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: The applicant is providing the minimum required sideyard setbacks on the east, where neighbors are affected, but asking for variances to the west sideyards, which abut a trail. The variances are needed in order to provide some separation from the proposed additions. Staff finds that the setback variances are appropriate because they maintain the Mona Frost house at its current distance from the street and place new construction to the rear and rear corner of the house. The variances on the barn property allow for the creation of a connector between the new and old construction. This standard is met and the setback variances should be granted. ON-SITE PARKING VARIANCE The applicant requests a waiver of one on-site parking space on the front lot. Per Section 26.415.110.C, parking reductions are permitted for designated historic properties on sites unable to contain the number of on-site parking spaces required by the underlying zoning. Commercial designated historic properties may receive waivers of payment-in-lieu fees for parking reductions. 6 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 Finding: Each unit in the front duplex is required to have two on-site parking spaces. Three are provided on the proposed plan and one is requested to be waived. Staff finds that this is reasonable given the constraints on the site and the fact that there is ample on street parking available. Staff recommends that the HPC waive one parking space. ON-SITE RELOCATION The intent of the Historic Preservation ordinance is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. 16.415.090.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 non-contributing element of a historic district and its relocation will not affect the character of the historic district; g[ 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; gr 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; and 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. 7 Chapter 9 discusses the guidelines regarding the relocation of historical buildings and Chapter 8 touches on the relocation of secondary structures. The guidelines that Staff feels are in question are: Preserving Building Locations and Foundations 9.1 Proposals to relocate a building will be considered on a case-by-case basis. o In general, relocation has less of an impact on individual landmark structures than those in a historic district. o It must be demonstrated that relocation is the best preservation alternative. o Rehabilitation of a historic building must occur as a first phase of any improvements. o 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. 9.4 Site the structure in a position similar to its historic orientation. o It should face the same direction and have a relatively similar setback. o It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. Secondary Structures 8.5 Avoid moving a historic secondary structure from its original location. o A secondary structure may only be repositioned on its original site to preserve its historic integrity. See Chapter 9: Building Relocation and Foundations. Staff Finding: The policy regarding the relocation of a historic structure is that movement of the structure is discouraged unless it is important for preservation purposes. The background information in Chapter 9 indicates that the integrity of an historic structure is partially based on its original placement. The Frost house is to be moved 3 feet west of its current location. This allows a little breathing room around the historic building and creates space to place the new duplex unit alongside the historic home. Staff finds that this is a very minimal change in location and allows for a good site plan and a compatible addition. Staff recommends that HPC allow the house to be moved as proposed. The barn is to be moved approximately 2 feet west and 2 feet north of its current location, but more importantly, it is to be rotated 45 degrees so that it is gable end to the street instead of the ridgeline running parallel to the street. Staff has a concern about this based on guideline 9.4. It 8 seems out of the question that a primary building would ever be allowed to be changed in orientation, but HPC may wish to be more flexible with an outbuilding. The overall visibility of the structure down the west side of the property remains the same, and a generous connector is created between the barn and its new garage, facilitated by the space that is created by rotating the historic building. The barn is 6 feet longer than it is wide. By maintaining it in its current orientation, the connector, which is 10 feet, would be reduced to 4 feet, which is probably no longer effective. It would be possible to notice for a 2 foot east sideyard setback variance at final review to allow the connector to be 6 feet long, which staff believes would provide reasonable separation, although then move the development closer to the adjoining property. The duplex units on the front lot are only separated by 7 feet. Staff believes that this is an important issue and that, while the design as proposed is very good, rotating the barn does not seem to be the only option. This question needs further discussion by HPC. RECOMMENDATION: Staff recommends that HPC approve Major Development Review (Conceptual), Variances, and On-site Relocation for 216 E. Hallam Street, Lots D, E, H, and I, aka Lots D, E, N, and O, Block 71, City and Townsite of Aspen, Colorado with the conditions listed below. 1. The HPC hereby approves a waiver of one parking space, a 5' combined front and rear yard setback variance, a 2' west sideyard setback variance, a 7' combined sideyard setback variance, and a 500 square foot FAR bonus on the front lot. A 2' west sideyard setback variance and a 2' combined sideyard setback variance are approved for the rear lot. 2. The HPC recommends that the Planning r and Zoning Commission approve the "Conditional Use" application for a duplex because the plan as proposed meets preservation concerns and is compatible with the historic resource. 3. Finalization of window and door locations and other detailing will have to be determined through demolition and discovery by removing the asphalt and the interior plaster to expose framing evidence and through photographic evidence if any becomes available. This issue may wait until the time is appropriate to conduct the demolition work (which may be after HPC has granted Final approval for the project), and.then will require a site inspection by the HPC and submittal and approval of drawings before a building permit application may be submitted. 4. The current proposal must be restudied in regard to the entry. Neither entry porch or door may be removed or changed unless they can be documented to be recent alterations. 5. A complete east elevation o f the Frost house must be provided at the June 12th hearing. 6. The Frost House may be moved as proposed. 7. _TliEHEREEÂ¢discuss the pro's a~Ugals-efrequiring-that the barn maintain its historic '~~Fientation. 9 RECOMMENDED MOTION: "I move to approve Resolution # , Series of2002." Exhibits: Resolution # , Series of2002 A. Staff memo dated June 12, 2002 B. Relevant Design Guidelines C. Application 10 "Exhibit B, Relevant Design Guidelines for Conceptual Review" Replacement Windows 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. Doors 4.1 Preserve historically significant doors. o Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. o Do not change the position and function of original front doors and primary entrances. o If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. 4.2 Maintain the original size of a door and its opening. o Altering its size and shape is inappropriate. It should not be widened or raised in height. Porches 5.1 Preserve an original porch. o Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. o Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. o Expanding the size of a historic porch is inappropriate. 0 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. o Use materials that appear similar to the original. 11 o While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. o Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. o When constructing a new porch, its depth should be in scale with the building. o The scale of porch columns also should be similar to that of the trimwork. o The height of the railing and the spacing of balusters should appear similar to those used historically as well. Architectural Details 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. o The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's heritage. o When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. o Where "scars" on the extenor suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. o Using overly ornate materials on a building for which there is no documentation is inappropriate. o It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. Roofs 7.7 A new dormer should remain subordinate to the historic roof in scale and character. o 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. Â¤ The mass and scale of a dormer addition must be subordinate to the scale of the historic building. Secondary Structures 8.1 If an existing secondary structure is historically significant, then it must be preserved. o When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. o If a secondary structure is not historically significant, then its preservation is optional. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged. o An exact reconstruction of the secondary structure may not be necessary in these cases. o The replacement should be compatible with the overall character of the historic primary structure, while accommodating new uses. 12 8.3 Avoid attaching a garage or carport to the primary structure. o 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. 8.4 A garage door should be compatible with the character of the historic structure. o A wood-clad hinged door is preferred on a historic structure. o If an overhead door is used, the materials should match that of the secondary structure. o If the existing doors are hinged, they can be adapted with an automatic opener. 8.5 Avoid moving a historic secondary structure from its original location. o A secondary structure may only be repositioned on its original site to preserve its historic integrity. See Chapter 9: Building Relocation and Foundations. Building Relocation and Foundations 9.1 Proposals to relocate a building will be considered on a case-by-case basis. o In general, relocation has less of an impact on individual landmark structures than those in a historic district. o It must be demonstrated that relocation is the best preservation alternative. o Rehabilitation of a historic building must occur as a first phase of any improvements. o 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. 9.2 Moving an existing building that contributes to the character of a historic district should be avoided. o The significance of a building and the character of its setting will be considered. o In general, relocating a contributing building in a district requires greater sensitivity than moving an individually-listed structure because the relative positioning of it reflects patterns of development, including spacing of side yards and front setbacks, that relate to other historic structures in the area. 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. 9.4 Site the structure in a position similar to its historic orientation. o It should face the same direction and have a relatively similar setback. o It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.5 A new foundation should appear similar in design and materials to the historic foundation. 13 o On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. o Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. o Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A lightwell may be used to permit light into below-grade living space. o In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). o The size of a lightwell should be minimized. o A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. Building Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. o 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. Â¤ 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. 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. 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. 14 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. o 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. o Typically, gable, hip and shed roofs are appropriate. o 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. 10.14The roof form and slope of a new addition should be in character with the historic building. o If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. o Eave lines on the addition should be similar to those of the historic building or structure. New Buildings on Landmarked Properties 11.1 Orient the primary entrance of a new building to the street. Â¤ The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern ofthe site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. o The primary plane of the front should not appear taller than the historic structure. o The front should include a one-story element, such as a porch. 11.5 Use building forms that are similar to those of the historic property. 15 o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. o Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. o Flat roofs should be used only in areas where it is appropriate to the context. o On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. o This blurs the distinction between old and new buildings. o Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. General Guidelines 14.17 Design a new driveway in a manner that minimizes its visual impact. o Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. o If an alley exists, a new driveway must be located off of it. 14.18 Garages should not dominate the street scene. See Chapter 8: Secondary Structures. 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. o Locating drives away from the primary facade will maintain the visual importance the structure has along a block. See Chapter 8: Secondary Structures. 16 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), VARIANCES, AND ON-SITE RELOCATION FOR THE PROPERTY LOCATED AT 216 E. HALLAM STREET, LOTS D, E, H, AND I, AKA LOTS D, E, N, AND O, BLOCK 71, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 2002 PARCEL ID: 2737-073-14-001 WHEREAS, the applicants, The Frost Property LLC, represented by Camilla Auger and Studio B Architects, have requested Major Development Review (Conceptual), On-site Relocation, and Variances for the property located at 216 E. Hallam Street, Lots D, E, H, and I, aka Lots D, E, N, and O, Block 71, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen Inventory ofHistoric Landmark Sites and Structures;" and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review; and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, the application included requests for variances. In order to grant setback variances, according to Section 26.415.110.C of the Muncipal Code, the HPC must find that the variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, in order for HPC to grant an FAR bonus, per Section 26.415.110.E, HPC must find that: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets 811 applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained; and WHEREAS, in order to grant a parking reduction, per Section 26.415.110.C, the following standard must be met: 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; and WHEREAS, the application included a request for approval of on-site relocation of the historic house and barn. In order to approve Relocation of a historic structure, per Section 26.415.090.C, the HPC must find that the proposal meets any one o f the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; gI 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; 21: 3. The owner has obtained a Certificate of Economic Hardship; RI 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; and 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; and WHEREAS, Amy Guthrie, in her staff report dated June 12, 2002, performed an analysis of the application based on the standards, and recommended that the project be approved with conditions; and WHEREAS, at their regular meeting on June 12 2002, the Historic Preservation Commission considered the application, found the application was consistent with the "City of Aspen Historic Preservation Design Guidelines" and other applicable sections of the Municipal Code and approved the application with conditions. NOW, THEREFORE, BE IT RESOLVED: HPC approves Major Development Review (Conceptual), Variances, and On-site Relocation for 216 E. Hallam Street, Lots D, E, H, and I, aka Lots D, E, N, and O, Block 71, City and Townsite of Aspen, Colorado with the conditions listed below. 1. The HPC hereby approves a waiver of one parking space, a 5' combined front and rear yard setback variance, a 2' west sideyard setback variance, a 7' combined sideyard setback variance, and a 500 square foot FAR bonus on the front lot. A 2' west sideyard setback variance and a 2' combined sideyard setback variance are approved for the rear lot. 2. The HPC recommends that the Planning and Zoning Commission approve the "Conditional Use" application for a duplex because the plan as proposed meets preservation concerns and is compatible with the historic resource. 3. Finalization of window and door locations and other detailing will have to be determined through demolition and discovery by removing the asphalt and the interior plaster to expose framing evidence and through photographic evidence if any becomes available. This issue may wait until the time is appropriate to conduct the demolition work (which may be after HPC has granted Final approval for the project), and then will require a site inspection by the HPC and submittal and approval of drawings before a building permit application may be submitted. 4. The current proposal must be restudied in regard to the entry. Neither entry porch or door may be removed or changed unless they can be documented to be recent alterations. 5. A complete east elevation of the Frost house must be provided at the June 12th hearing. 6. The Frost House may be moved as proposed. 7. The HPC must discuss the pro's and con's of requiring that the barn maintain its historic orientation. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of June, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk (8) 3/-1-- 4 4 =h % X \\ 2/9 1 . 1 1 F XI / K 1 % \\ \' 1 _ ~_ _i Jr .-*- - - - ---- 10 \0\ % ALLEY ' (147 OPENEO) \1\ - \\ H / I \ 7 7 li\ \ % N Q R, 3 ru--1\ 0 % 1%1\ , 4 ~-91 Â». \ 7 12 1-1 1 FI 9.- 31 liz;) - Uct f d , \ W _ _-O L -L g.1 \ ZE-75 \ \ /1 Â· U 29 FJOR.At FO /6â€¢6 6."204... cy#234 - \ i \\ 2/4 0/6 0/8 ,39O 20 2241 296' 232. 24 c.r Z),0 ~ 7 (228Â·230) )Ck \r 4 \% 1 1#y (2\ An , 4" W. PIPE \\6-j e --- = == ==&.11=A 61-AM= = = = = = = = = = 9. . == ==-== 1 11 - H. 75 \ 11 . /0,4/0//ARCH gr \\ H 11 6 U ... rv N LAND USE APPLICATION PROJECT: Name: Frost Property Location: 216 E. Hallam Street; Lots D and E, and Lots N and O (a/Ida H and I), Block 71 (Indicate street address, lot & block number, legal description where appropriate) ~ APPLICANT: Name: Camilla Auger, Managing Partner Address: Frost Property, LLC, 709 North Spruce Street, Aspen, CO 81611 Phone #: 970 544-0745 REPRESENTATTVE: Name: Studio B Architects, Scott Lindenau Address: 555 N. Mill Street Aspen, CO 81611 Phone #: 970 920-9428 Fax#: 970 920-7822 E-mail: studiob@sopris.net TYPE OF APPLICATION: (please check all that apply): Conditional Use C] Conceptual PUD Â® Conceptual Historic Devt Special Review U Final PUD (& PUD Amendment) U Final Historic Development Design Review Appeal U Conceptual SPA Â¤ Minor Historic Devt GMQS Allotment U Final SPA (& SPA Amendment) U Historic Deinolition GMQS Exemption U Subdivision ~1 Historic Designation ESA - 8040 Greenline, Stream Â¤ Subdivision Exemption Onclu(les El Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mounlain View Plane El Lot Split U Temporary Use Â® Other: Relocation Â¤ Lot Line Adjustment U TecUMap Amendment EXISING CONDmONS: (description ofexisting buildings, uses, previous approvals, etc.) Existing historic house and barn, currently non-hat)itable. Will relocate on site and renovate. PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) Would like to move structures and add onto each structure, creating a duplex with the main historic house, and a single-family home out ofthe existing barn on the rear parcel Have you attached the following? FEES DUE: $ 2.405.00 U Pre-Application Confbrence Summary Â® Attachment #1, Signed Fee Agreement Response to Attachment #2, Dimensional Requirements Form Response to Attachment #3, Minimum Submission Contents Â® Response to Attachment #4, Specific Submission Contents Â® Response to Attachment #5, Review Standards for Your Application 0000 23 April 2002 City of Aspen Historic Preservation Commission Community Development Department 130 S. Galena St. Aspen, CO 81611 Re: 216 East Hallam St. To Whom It May Concern: I hereby authorize Studio B Architects, P.C., 555 N. Mill St., Aspen, CO 81611, 970/920-9428, as my designated representative to act on my behalf for the development of property located at 216 East Hallam, Aspen, CO. The legal description of the property is: Lots D, E, H, & I of Block 71, and Lot 4 of the Trueman Neighborhood, City and Townsite of Aspen, State of Colorado. Sincerely, 4<2 A- Camilla Auger 709 North Spruce Street Aspen, CO 81611 970/544-0745 Dimensional Requirement Form ject: FJMT FILD FAutf - 90UTH lÂ£t- Applicant: C#flu{Ukr 41Â»â€ž2.- Location:Â· 20* B. 14Â¥16#pul ST Zone District: 12Â·6 Lot Size: 7647941---04 64 X le o Lot Area: 66 1 0 9F- (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number ofresidential units: Existing: 1 Proposed: Number ofbedrooms: Existing: 2) Proposed: 41 Proposed % of demolition: 747:> ~YL ST~- 6;9â‚¬**T~ DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing: ~355 #Allowable: 3,140 OF Proposed: 3,1 +0 f 6'/ 9â€¢ * Â»us) ~eight 1,"=,incipal Bldg.: Existing: 28 ' Allowable: 25- ' Proposed: 9*' Accessory Bldg.: Existing: 0/# Allowable: 91':/2.' Proposed: VA- On-Site parking: Existing: 9- Required: 4 Proposed: 3 % Site coverage: Existing: 9690 Required: 4590 Prc-osed: Â«170 #07927-Pm,iÂ® % Open Space: Existing: fl/A- Required: 94 Proposed: MA- Front Setback: Existing: IS ' Required: to ' MIA/ Proposed: /8' Rear Setback: Existing: 34 ' Required: /,0' 04!N Proposed: //' Combined Front/Rear: Existing: 39' Required: 30' Proposed: 29 ' Indicate N. S. E. W g Side Setback: Existing: 4 ' Required: 4-' MUU Proposed: 6-1 41 Side Setback: , Existing: 1 ' Required: 5 ' Al W Proposed: 3 ' Combined Sides: Existing: 31' Required: 15' Proposed: 3' Existing non-conformities or encroachments and note if encroachment licenses have been issued: I Variations requested (identify the exact variances needed): ~02#* 6416*L- , aÂ¥,6/0/4) 56:e , 20 BPRÂ«-~ (4**049 n:0*~7- **Â«**c- WeÂ¢,2 9674/00:=- 0101 Dimensional Requirement Form ject: PrzoST Prlopewef - #AFTH (.6-E ..pplicant: CA{out- AL)66'L Location: 91 6 # - t*Â¥W,1-,A ST. Zone District: 14 + 501 Lot Size: 60 k 44..3 Lot Area: 3.953 gr- (For thJ pUIposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number ofresidential units: Existing: Proposed: \ Number ofbedrooms: Existing: Proposed: 4 Proposed % of demolition: - DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing: 11â€¢ if~Allowable: 3,(+8 lF Proposed: 2,07 9=- (F/5-00 9. 04"4 Height Existing: 29 ' Allowable: 2< < Proposed: 2/' Accessory Bldg.: Existing: 0/* Allowable: 71~: /2 ' Proposed: 0/AÂ· On-Site parking: Existing: 2 Required: 2 ' Proposed: A % Site coverage: Existing: A; L Required: AL Proposed: UL % Open Space: Existing: MA- Required: 914- Proposed: MA Front Setback: Existing: 11' Required: 0' AIM Proposed: t57 Rear Setback: Existing: 3Â£ ' Required: 60 ' Al UU Proposed: M ' Combined Front/Rear: Existing: 53< Required: 30' Proposed: 33' Indicate N. S. E. W & Side Setback: Existing: 2-1 ' Required: 5~ Al./ Proposed: 5 NSide Setback: . Existing: 9 ' Required: C' AIM/ Proposed: 3 ' Combined Sides: Existing: 30' Required: Ld Proposed: 3 ' Existing non-conformities or encroachments and note if encroachment licenses have been issued: Â·1 Variations requested (identify the exact variances needed): 1911000(~- 44Â¢AF,al (4740//6fe Sf#E Y@740 02-04% -6#*##t STUOIOII architects 23 April 2002 City of Aspen Historic Preservation Commission Community Development Department 130 S. Galena St. Aspen, CO 81611 Re: 216 East Hallam St. To Whom It May Concern: The proposal for development at 216 East Hallam St. complies with Section 26.410, Residential Design Standards. Scott Lindenau, AIA Studio B Architects 555 n. mill st. aspen co. 81612 970.920.9428 fax 970.920.7822 RESPONSE TO REVIEW STANDARDS 216 East Hallam St. A. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with the development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. The massing and volume of the proposed additions are intended to defer to the historic house and barn. This is primarily achieved through careful siting of the new construction. On the south lot, the street fagade of the addition is set back 31 ' behind the street fagade of the historic house, and presenting a narrow, gable-end profile to the street minimizes the bulk Of the addition. The two-story addition is separated from the new garage on the histonc house by a one-story volume. The addition to the barn on the north lot is located along the less visible east property line. Its lower plate heights and ridge height result in a massing that is subordinate to the bulk of the barn. A one-story 1 link connects the addition to the historic building. B. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. The site is a boundary for mixed use within this west-end neighborhood. Residential and civic/recreational uses exist on adjacent properties. The proposed development expands the existing residential use of the property, which is consistent with the residential use that is evident to the east and across the street. C. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Restoration of the existing house and barn are integral components of this proposal. The extent of restoration remains dependent on the discovery of appropriate documentation or physical evidence as the process proceeds; however, every effort will be made to restore the structural and physical integrity Of the existing buildings so that all historical significance is preserved. D. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. The restoration of the existing buildings is intended to reverse earlier remodeling that has eroded their original architectural character. The restoration of historic window configurations, replacement of exterior jinish materials and structural stabilization will return historic architectural character that has been lost over the years. On the south lot, a sign(ticant setback of the proposed new addition allows the historic house to maintain its prominence on the site. % 11 1 M 1 4 \ 4 4 \4 \4 , % \ 4 14 ill 2/9 k .. 1/ *1 r-3 \ \\ 1 1/ X >41/ 1\ 1 1 -%\ \\ 1 - -- - Nht - - Gh n 0\ 1-\ ALLEY (107<24 to) - \ li -71 rÂ« L.17- 7 M 0 pri - 9 141 S ~ \ mil Fl -31 \ 1-1. 0\ L 1 . -1/ 1 5 - 1 11 . UL Al 4 , \ W . - -0 6 - Lu~' \\Z--al \ I >52 F'*My Polsâ€¢o d'4&4,Â» 1 1 \\ 2/4 8/6 2/8 300 228 224 226 032 234 4 %34 * (228Â·230) ,Q = = = 6.11=AULAM== =* "w-p/'4 1-~== = =r= = @19 - = c Not> - == == = = V PT OPENÂ¢0) 11 *, - . 22* # 11 , 75 \ 11 HWORRRE# ST $ H 11 4â‚¬:221 - MONA FROST TRUST BOUNDARY DESCRIPTION/LEGAL DESCRIPTION AND VICINITY MAP (N.T.S.) LEGAL DESCRIPTION: Lots N and O, Block 71 and Lots D and E Block 71, Aspen, Co (PARCEL ID #) 216 West Hallam Street, Aspen, Colorado 81611 Hallam Street 4* i illi: Â»i , - h -0 .9/.1/ ...- Bleeker Street 0 ] / 4 W. Main Street (Hwy. 82> 0 0 Im . el. M, i.... 4..1 . 1 t ..: 21,1 L i 11â€¢ /1/ 14*,Jil./Ii//9/4. AE 'i' 1 â€¢fâ€¢â€¢ O W, Hopkins Ave 1 0 0 1=-1/ 1 .ec #r 11 11!~11 AprÂ·19. 2002 9:29AM No.5885 P. 2 Attachmant 5 CiTY OF ASPEN crrY OF ASPEN WRETT PAID HREETT PAID DATE 'REEP No. [*rE 'EP NO. 11~4 4% i 4 W /W,Â» f-- Nt 24 TRUSTEE'S DEED b. E & 1 40.uo THIS TRUSTEE'S DEED, (the "Deed'D is made by MONA J. FROST TRUST and U.S. BANK NATIONAL ASSOCIATION (formerly known as Colorado National Bank also formerly known u First National Bank in Grand Junction), a national banking association organized and doing business under the laws of the United States, Trustee of the MONA J. FROST TRUST, (collectively, "Grantor"), to FROST PROPERTY LLC, a Colorado limited liability property, Grantee, whose address is 709 North Spruce Street, Aspen, Colorado 81611, WITNESSETH that Grantor, for and in consideration ofthe sum of Ten Dollars I . 6 ($10.00) and other good and valuable consideration to Grantor. in hand paid by Grantee, the receipt of which is hereby confessed and acknowledged, does hereby sell. convey, assign, transfer and set over unto GranteÂ¢ the following described real property situate in the County of Pitkin, State of Colorado: See Property Description attached herero as Exhibit "A" and made a part hereof. Also known by street and number as 216 East Hallam Street, Aspen. CO 81611 WITH all appurtenances and privileges thereunto belonging, or in anywise thereunto appertaining, and all the estate. right, title, interest and claim whatsoever of Grantor, either in law or in equity, to the use and benefit of Grantee, its successors and . assigns forever; subject to covenants, easements, reservation, restrictions and rights-of- way of record including, but not limited to the Exceptions to Title listed on Exhibit "B" attached hereto. TO HAVE ANDÂ· TO HOLD the premises above bargained and described, with the appurtenances unto Grantee, its successors and assigns forever. And Grantor for itself and its successors covenants and agrees to WARRANT AND FOREVER DEFEND Grantee, its successors and assigns in the quiet and peaceable possession of i Â· the above-bargained premises against all and every person claiming the whole or any part thereof by, through or under Grantor. IN WITNESS WHEREOF, U.S. Bank National Association. in its capacity as Trustee of the Mona J. Frost Trust, has caused its corporate name to be hereunto subscribed by its Assistant Vice President, Kenneth D. Roth, and its corporate seal to be g- ~ hereunto affixed, attested by its Trust Officer, Lori Hamilton. EXECUTED: January 24,2002 MONA J. FROST TRUST, UTA dated U.S. Bank National Association (formerly June 18,1970 known as Colorado National Bank and By: U.S. Bank National Association also formerly known as First National (formerly known as Colorado National Bank in Grand Junction). Trustee of the Bank and also formerly known as First MONA J. FROST TRUST, UTA June 18, ..,* 'National Bank in Grand Junction), Trustee 1970 '-0.3:..-*. -' I 3 4. 7 7 41:* Hamilion, Trust Officer Kellneth D. Roth. Assigtant Vice President 1 . // t . .- 1.-2 or.)12Â·.ec''S Kei,heth D. Roth, Assistam Vice â€¢ . U:-4 = By: /376Ax. ,e'PZ.2.42C,jZ:f '- ' rsÂ· S President %6ri Hamilton, Trust Offical <2.l' 41.,M ..3 f ReTur. +0.. &. 2+ A,~â€¢*b:tt, 4,Â· :Â·:.Â·4...../. 3 1.11111!INIillillillimillillill 463336 137 F) Adle-Â·# Av#lue *fÂ¥,"'....,30.-,4.. Pâ€¢aâ€¢: 1 of 3 Ras al 4 eo wgo.i 6]LVIA OFIVIS PITKIN COUNTY CO R 15.00 0 170.00 01/ZS/2**2 03:zer 1 -77 A, 1 6.r ) t APTÂ·13Â· LUUL 9:29AM No.5885 P. 4 EXHIBIT "B" TO TRUSTEE'S DEED MONA J. FROST/FROST PROPERTY LLC List of Exceptions to Title 1. The lien for 2002 real property taxes due and payable in 2003. 2. Exceptions and mineral reservations as contained in patent recorded March 1, 1897 under Reception No. 60156. 3. Right of way for ditches or canals constructed by the authority ofthe United States as reserved in United States Patent recorded August 29, 1958, in Book 185 at Page 69. 4. Basement and right ofway for access purposes as granted to Aspen One Company in Deed recorded November 29, 1973 in Book 281 at Page 761. 5. Terms, conditions, and provisions of Subdivider's Agreement as contained in instrument recorded April 8, 1977, in Book 327 at Page 25. 6. Easements, rights of way and other matters as set forth on the plat of Trueman Neighborhood Commercial Project recorded April 8, 1977 in Plat Book 5 at Page 70. 7. Easements, rights of way and ail matters shown on Improvement Survey Plat dated January 23,2002 prepared by Aspen Survey Engineers, Inc. as Job No. 25089C. 2897646_1.DOC lul --11.112- - 11- 463336 page: 3 Of 3 01/29/2002 03.2*P SILVIA DAVIS PITKIN COUNTY CO R 16.00 0 17..00 Apr.19. 2002 9:29AM No.5885 P. 3 EXHIBIT "A" TO TRUSTEE'S DEED MONA J. 7ROST TRUST/FROST PROPERTY LLC Propertv Descrintion Parcel 1: Lots lettered D and E in Block numbered Seventy-One {71) and Lots lettered N and O (also known as H and I) in Block numbered Seventy-One (71) in the Townsite and City of Aspen. Parcel 2: A parcel of land being that portion of Lot 4, Trueman Neighborhood Commercial Project adjacent to Lots D and E, Block 71 City and Townsite of Aspen (according to the 1959 official map of the City of Aspen) described as follows: Beginning at the point of intersection of Aspen Townsite Line 4-5 and the West line of Lot K, Block 71, City and Townsite of Aspen, projected northerly (said point of beginning bcing the Southwest Corner of that parcel of land described in Book 343 at Page 518 of the Pitkin County records); thence North 14 degrees 50'49" East 37.98 feet along the westerly boundary of said Book 343 at Page 518; thence North 75 degrees 09'11" West 59.82 feet; hence South 14 degrees 50'49" West 5.35 feet to the Southwesterly boundary of said ot 4; thence south 43 degrees 08'33" West 70.54 feet along said SOUthwesterly boundary of Lot 4 to the westerly boundary of said Book 343 at Page 518; thence North 14 degrees 50'49' East 4.77 feet along the westerly boundary of said Book 343 at Page 518 to the point of beginning. COUNTY OF PITKIN STATE OF COLORADO 111.",1.111. 01/20/2002 03:2eP 463336 P...: 2 07 3 111.VIA DAVIS PITKIN COUNTY CO R 15.06 0 170.~ OCT-02-2001 16:32 US BANK 303 585 4442 P.06/06 m=' -043 FAct.140 Reception NoL.'14197,7--Â·Â·Â·Â·Â·Â· --Â·-_201:gy..E.....blil&11*.4.... ,.....-...Recorder. MONA J. FROST lose address ia Aspen, Colorado UATE â€¢cil[DITUY HI :JUN 23 1310 County,f Pitkin , State of -0 - Colorado , for the consideration of . TEN DOLLARS AND oNIER VALUABLE CONSIDERATIONS, NimF4in hand paid, hereby 301(s) and convey(s) to FIRST NATIONAL BANK IN GRAND JUNCTION, TRUSTEE whose address - ii Grand Junction, Colgrado County of Mesa , and State of Colorado the following real property. in the County of Pitkin , and State of Colorado, to wit: Lots lettered "D" and "E" in Block numbered seventy-one (71) and Lots lettered "N" and "0" (Also known as "H" and "I") in Block numbered seventy-one (71) in the Townsite and City of Aspen, ( No money exchange. Transfer of legal title only. Documentary fee not required.) 11 ' with all its appurtenances. and warrant(s) the title to the same, subject to current taxes. Signed this 18th day of June , 1970 . .Nalaf~)79frit: STATE OF COLORADO, " County of Mesa , The foregoing instrument was acknowledged before me this 18th 4 day of June . 15/0 , by Mona J. Frost ... .64.... A ...........70..... My commission expires ~ty'Awk 6 , 9 72 . ...4. t g â€¢: th-:-3 n Â·Witneas my hand and official 86il. . Â£ 47.1<,dfi. 1 , . 2. A.V )*OOFf -n 81.,li,niÂ·v A/Ruowl/,10â€¢,ent.-If by natural perion or perâ€¢on, hert Ineert name or namea: If by pernolâ€¢~act~ r~-14 or ..rfleint cnplictly or aa altorney-In-fact theil Inaert name of person u exneutor Mtornoy.In-Cnet or o{her emnact,y Â· 0,r' dmler,pÂ· 11(.n: If hy o acer of corporation then inselt =uno of Iuch officer er ofrlcorâ€¢ AB tho preslden t or other officor, of luch oor. 1â€¢,rallon naming w. No. 8117. W.innt, D.d-Shoot Form-:.1. 11â€¢-1.1.1. Clt.8. lm.-1~..dfor,[ robli,kin, Co. 1024Â·41 St-Unreek Den.er. Colon.lu A.:'M/A CADUQUt. TOTAL P.06 AUG-23-01 14:45 FROM:HOLLANDSHART ID:9709259367 PAGE 5 j .1- OUIT CLAIM DEER THIS DEED, Made this ~*, day of J 21-4 , 2001, between PUPPY SMITH LLC, C 'Grantor") Grantor and MONA J. FROST TRUST whose legal address is c/o US Bank, 950 Seventeenth Street CNDT0615, Denver, Colorado (Attn: Lori J. Hamilton, Trust Officer), CGranteeD. WITNESSETH: Grantor, for and in consideration of the sum of Ten Dollars and other good and valuable consideration, the receipt and sufficiency ofwhich is hereby acknowledged, has remised, released, sold and QUITCLAIMED, and by these presents does remise, release, sell and QUITCLAIM unto Grantee, its successors and assigns, forever, all the right, title, interest, claim and demand which Grantor has in and to the real- property, together*itir-improvements; if an*Tsitilate, 4ying=dteing i*-ihe Counâ‚¬ - of Pitkin and State of Colorado, described as follows: See Exhibit C'A" attached hereto and made a part hereof. TO HAVE AND TO HOLD the same, together with all and singular the appurtenances and privileges thereunto belonging or in anywise thereunto appertining, and all the estate, right, title, interest and claim whatsoever, of Grantor, either in law or equity, to the only proper use, benefit and behoof of Grantee, its successors and assigns , forever. This conveyance is made subject to all zoning and land use laws, restrictions and regulations and also subject to any and all property taxes, covenants, conditions, estrictions, easements and rights of way of record. IN WITNESS WHEREOF, Grantor has executed this Quit Claim Deed on the date set forth above. . 11111111111111111111111111111111111111111111111111111 GRANTOR: 4 06/27/2001 02:31P OCD DAVIS SILVI PUPPYSCrac, a Colorado of 2 R 10.00 D 0.00 N 0.00 PITKIN COUNTY CO hability qgmpany 7 V By: "/<*' -bger STATE OF COLORADO ) )SS: COUNTY OF PITKIN ) & The foregoing instnpent Â»s ackngwledged before me this -2.Z/'1;.~Ui'*1Â· -,Pit:49,Â£/-3 2001 by O{*Y[Z+L/)1*#. /76~~p, as Manager ojLDekklf of-Purby, diith LLC, a Colorado limited liabilit*Mnpany. 3.0: <= 17 Ch. E -'% 3 .,2 0 L 74 6 4 - .. = Notary Public . .--1-29.27 *i- e I/1 AUG-23-01 14:45 FROM:HOLLAND&HART ID:9709259367 PAGE 6/6 \ EXHIBIT "A" PUPPY SMITHLLC/MONA J. FROST TURST A LEGAL DESCRIPTION A parcel of Iand being that portion of Lot 4, Trueman Neighborhood Commercial Project adjacent to Lots D & E, Block 71, City and Townsite of Aspen (according to tile I959 oficial map of the City ofAspen) described as follows: Beginning at the point of interseption--of Aspen, Townsite Line 4 - 5 and the We-st Line: *fLotl-Block 71, CitAnd ... Townsite of Aspen, projected northerly (said point of beginning being the Southwest Corner of that Parcel of Land described in Book 343 at Page 518 of the Pitkin County records); Thence N14Â°50'49" E. 37.98 feet along the westerly boundary of said Book 343 at Page 518; Thence N75Â°09'11" W. 59.82 feet; Thence S14Â°50'49" W. 5.35 feet to the southwesterly boundary of said Lot 4; Thence S43Â°08'33" W. 70.54 feet along said southwesterly boundary of Lot 4 to the westerly boundary of Book 343 at Page 518; Thence N. 14Â°50'49" E. 4.77 feet aIong the westerly boundary of Book 343 at Page 518 to the Point of Beginning. COUNTY OF PITKIN STATE OF COLORADO 111I111II11IIII"I1I"II"I11111II"I1111III"I"I11111 455904 06/27/2001 02:31P OCD DAVIS SILVI 2 of 2 R 10.00 D 0.00 N 0.00 PITKIN COUNTY CO CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY P R: James LinÂ® 920.5104 DATE: 8.28.01 + PR_-_CT: 216 E. HallÂ£un REPRESENTATIVE: Stan Clauson OWNER: TYPE OF APPLICAT[ON: Rezoning, Alley Vacation, Utilization ofTrail Easement for Access DESCRIPT[ON: The Mona Frost Property is located directly to the east of the Red Brick School and contains 1wo parcels w/ an unused, non-vacated alley splitting them. The rear parcel conlains a barn that was built across property lines. The two properties on which the barn was constructed are located in two different zone districts. The owner of 216 E. Hallam St acquired the portion of the other property in which the barn is located and merged the properties. The Applicant wishes to rezone the rear portion of the rear parcel from S/Cd to R-6. The rezoning would not create a non-conforming lot in regards to lot area because it is already non-conforming in both zone districts in which the parcel is currently located. The applicant also wishes to officially vacate the alley that splits the two properties and be able to utilize the public trail easement to the east of the Red Brick to provide access to the rear parcel. To accomplish this, the applicant must petition City Council to vacate the alley and to request approval for the applicant to use the public trail easement as access to the rear parcel. Any future development will be subject to HPC approval because the residence on the front parcel andlhe barn are both on the Historic Inventory. Land Use Code Section(s) Amendments to the Land Use Code and Official Zone District Map lipal Code Section (s) 21.28 Local Public Improvements Review by: â€¢ Staff for completeness. â€¢ Development review committee (DRC) for technical considerations. â€¢ Community Development Director for recommendations to Boards â€¢ Planning and Zoning Commission for recommendation on Rezoning (PEI) â€¢ City Council for review of Rezoning, Alley Vacation, and Petition to utilize public trail easement for access (PH). Alley Vacation application to be handled by City ofAspen Engineering Department and petition to utilize public trail easement to be handled by City of Aspen Parks Department. â€¢ Historic Preservation Commission for future Re-Development Plans. Public Hearing: Yes, every Board as noted above by (PEI). Applicant must post property and mail notice at least 10 days prior to hearing, or at least 15 days prior to the public hearing if any federal agency, state, county, municipal government, school, service district or other governmental or quasi- governmental agency owns property within three hundred (300) feet ofthe property subject to the developmentapplication. Applicantwillneed toprovideproof of posting and mailing with an affidavit at the public hearing. al Agencies: Engineering, Parks, City Attorney, Water and Sanitation, Recreation, Streets P,anning Fees: Planning Deposit Major ($2,405 for 12 hours) Historic Fees: Future Development will require HPC Approval- Fee dependent on scope of application. Referral Agency Fees: Engineering, Major ($345) Total Deposit: $ 2,750(additional planning hours over deposit amount are billed at a rate of $205/hour) T ly, submit the following information: 1. Proofofownership. 2. Signed fee agreement. 3. 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. 1 4. 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. 5. Tolal deposit for review of the application. 6. 25 Copies ofthe complete application packet and maps. One to Planner prior to remâ€¢ining sets. HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = 1/ea.; Planning Staff= 1 7. An 8 1/2"by 11" vicinity map locating the parcel within the City ofAspen. 8. Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. This must be current (within one year) and signed by a surveyor. 9. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. Please provide a written response to all criteria. 10. List ofadjacent property owners within 300' for public hearing. Contact Ann Stark in GIS Dept. 920.5453. 11. Copies ofprior approvals including alley vacations. 12. Additional application material as required for specific review. process defined in municipal code for usage of public trail easement for access. Applicant has suggested petition to City Council for this approval through an application made to the Cily of Aspen Parks Department. 2. Planner suggests applicant submit one copy for initial completion review prior to making additional copies. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. V \f SCALE '-4 11 ' // 1 INCH = 10 FEET 9 -....0- S- 1 1 -1 0 to bo g , X . 62 - Ij f kill) i *f~ceplipel:r# 1/./..2. LPÂ»<:=31--.l~ 7'N fts 1 <0 2Â«' .'+~ m 7 1 U.-- rv..417.t",ME:*Mi1:l I: 'h'' < . f L.. 1--INV 9,4,= / 1 1 Je./.42/4./ Rfr - 1. t-.Â·17 ,/. -- '-1.ILL g. ~ ~~ Prtâ€¢4' Â· - j le *. 4.Â·. Acy.. 4 .-3 / f* ' FN Â·17 LAW,tj / . 11 00, Z f,11,%6 1 2 ! , 14 G XJ /40*Gerp rk:>? U . I 'VAN- ws 1 -3Â£0~'i *"Pag .74< 1 1 111 5 32 e ft, I U 1 0 0 4 ... U. t, . 1[..'â€¢i .1 N. u 114( i - 5 \ IVE 't I ah A.1 4,4 1 -.... -A : Urk/4 1.1. - 17 - c.-32 1 -1-1 C/D \6 . W- + PY.: U. , + ' 'lt + P.4 - 0 04 - 21 - i 15 'ly ~'VI~|~~I COUALLY \ 1 ,<r . 19.N - 1 6) 06 -1 -9 4 7 % 44 0 + 1 2 . --_18110#1#111 Vi / c / / t, 0 1 I I 1 1- --- -- â‚¬-- --------------- Kep e.mic# suÂ¥002- *to CS,a - 16' WIDE CONCRETE SLAB 1 /. DRIVEWAY (EXISTING '02 1 09 & W -5 944 f.4'111'40'Nf.,(1 see, Mu Â· 3 3, â‚¬ee, 4, â€¢,j Â·Â«fr,ed:fjore~i,~/,em~.,1~h~e.j .i'e l,emv 1111~. .'Â·1 ' 2: -freF.2.17 2,-ed CoeÂ·Irâ€¢ - <*Â«i.46'U,I' 6 /./. 9 5Â¢d m ./ . 77 Irâ„¢f 0/Ve'I (-;.16,4/,G-ditter, :Â©Cd EXISTING VEGETATION IHREE EXISTING L[.ACS AND ONE '9 9 02 4/ NOT REFRENCED. TO EXISTING COTTONWOOD TO REMAIN M , I ..c: K -<u I /.ul rÂ»06.JoÂ·ka sed 1.4 9 Med N BE REMOVED uu, Odunri fe:} tÂ«t UtÂ· d Â«â€¢:t e ' rh 3 u LU,!eâ€¢NuM,=ho,c -M+W teed "t, 13 -4 r. ~ Prfl- 9~5 unj *n,08 17 4 :Vfâ‚¬,6 Weei ,Â«-ce- iren,O ./ 4-0, ber ' .4 0,0 . 0 2 021 u.u ,, . e f P ,Â·A 3**.1 ,-CCC,00./Â·i PA . 1 6 i b . .Â·A e * - /Lt Lt -t .1 2 E..Â·4 1/1. - - .Ay,121 U. R 0 Fl JA L 4 4 t Gy ' Uo,Â·r,o,i Ak ro~an,cd N,n, ~42/ /Â·7â€¢!Cer* ~0~adIC'I- - 95 EJV. hi Mâ€¢Â·,Â·r,. ,â€¢'~"044/in/ec,00 â€¢/ Cc,i i.2"O.'05 .-9.1 1,4,2'r L.,4-lita â€¢i Con ;2" 00, rn 'r P,-,TiN Mar.Cd r\Cort Fopwer 'Nme' / foo,i *; Co, '7" 0 3 FN :''G ~2â€¢970 .F Fr.Â».rulcxne .4 Con '2 DC E-Â·2% 811*.1 .Â· ; . r. Â· f -/rel FÂ»r/enon Ing .-, rF V,3 CO< N - h; I ..: '1.- F\:'co,hon 1,4,2440 3.7 rÂ·FP z \, 7 PF L -734 4,1. AND EXIST ING PUBLIC TRAIL ~ mWI '14&/ â‚¬ 3 on .3 0 0 6 j 1 kin-u Mhy '/ t'F p ,-- 14' WIDE ASPHALT DRIVEWAY 3 24'; ..4,8,12Â» I.M.- lk,~~1Â«il #2 r r' 02 253 '3â‚¬ C .., 1: 2. 'hy-e '21.PC ee. ~ ~ 1-,Â·7 ' r'17 Fininc'.95 caubtÂ· 4~'- 1NS NO '. U â€¢yr ' wrre rewwÂ· ... I~. 1;ry/3 :SNOISIA33 HIS AUTVH is U II9IU OUÂ¥30103 'NHJSV NÂ¥ld HdVOSUNÂ¥7 8 133HS 1 LEA.Hi VNOIN NOSA -6 0- LOT 2 \ N N 0 0 15' EASEMENT TRAIL & Unurr ..1----I-- 0 - PUPPY Â§ ' . SMITH BIKE PATH 3 2 .-. .-/ .-/ 85 0 / -. -+ g. 41 /4/ 1 0 \ / BOOK 343 + j 1 10 1 8 PAGE 518 : BARN HAS BEEN ADDED TO AREA THAT ~ ~ / BE REZONED R-6 , # SEE LANDSCAPE PLAN ---4- \ \ FOR ACCESS DETAILS , \\ M -4 Z -0 AREA = 3,8 \ \ t..4 Â© C NEW PROPERTY LINE DIVIDES ALLEY LOT 4 \ \ EQUALLY BETWEEN \ -O / - -- THE TWO LOTS \ \ E- 0 1 ''1 \ ALLEY ~ ~~ ~ ~ TO BE VACATED 1 1 , / / - LOT 1 Ct: -0 d \ 1 1 1 1 1 1 1 / \ 0.< ' CARPORT , ~ M / 1 1 1 , 1 I l l ~tM 1 i < 0-Z X 1 1 1 1 1 , 2 5 Ze 1 1 1 4 / 1 1/2 STORY / ~ J - 1 ~ WOOD FRAME /2 C .E 1 ; HOUSE Vvi H ~.4 ~ CONC. 7 1 / / , FOUNDATION ki 1 1 1 1 %i 1 1 1 1 1 1 16' WIDE CONCRETE S j 1 1 1 1 1 1 1 , DRIVEWAY (EXISTIN / 1 1 ' FROST P PERTY ~ AREA = ,000 SQ. FT. , 8 0 3 3, W a= 26.. SCALE 5 mit 1 INCH â€¢ 30 FEET &% *, di# EAST 0 10 20 30 40 HALLAM STREET 'r-02492/. A, :133HS ism 2002 wdy 61 Nrld .LNJIMINAOHdMI SS ....Â£*Ne#.=M../A #&01*a~ILAID,=M--i FROST PROPERTY -I ...... " Dr - 1., -~... ' 1 - ..0 --- ........ "1 ~00~ .... -D. Â§3 IJ" 1 Â·-muum;1. liNIIl-~0-111&.-1~U- r - 8# @ ili -m-- -2\L A-ll- 1 1... --\ 4 .... 1 = i .... . lil 11 10 - SI~~--Y 242=0 / 1 -91 9010 - 1 , & ....&.aL..4="-1 i - . m li mil Ig W 14*7 U li I IOI / IBIIZZ -tr - IOO < & .................1.1.-...... .....EU. , 11 7. , 1 ... 1 ......... 1 ,10-1 ./--= STA--0, T. y,AN -- - m,-1-1. - \ 49 4 U .. ....f .Am 1 4 -............................1 r."AÂ¥.Ti~-O/&=/" 4 /-- =-0.- .. , 11' T-r ./--1 10 -M~ /111 , 4 - Ommg -,alÂ¥ ,-1, A'llâ€¢--1 a / 8./.'-I..*' 6 . 2 -. : 4 1 50! .... C.1.1.1. 6 -- U = . 41 1 , CO = C ....... a-=â€¢C--Oâ€¢gl/IllITY C-- ,=11 â€¢-en-=171rt NE Wt NE *== 10 -= le 10 "M 1 1Ii E=IID WoeD -AE â€¢C-E IAS F-e mn= LOT; Iâ€¢LOIaÂ«k/ iml 76 -mIL , , HE /- ./M/TO /'221/ 0, -:9:38#A,-Â· LOT/9/L aOOK 71 /'00002/11 LOT# =- r =i.= -r . Â·. Â· Â· iÂ· ' /' 1-2, '4 4,~>Â· TA 4 le= a =rn~ . \ 7,=M"'Sk~L t. H 16 - Â¢ try, *17*42- 1 ----- , P. 7 % 44 - 1, ~' 1 | 44 L , .;i' t)%3* v i LEGAL DESCRIPTION . CITY COUNCIL APPROVAL LOTS A DIOUGH 1 alÂ® LIT, K T)*Oll- S. TOGETIER WITH AE INCLZE>ING C-- f THIS ASPEN ARTS IND RECREATION CENTER P.U.D. PLAN â€¢AS REVIEWED AND A CERTAIN :TRit OF LI- M AN ALLEY EXTUE>ING THRO- oR IETIEEN _p 4. Jo i Â£Dy-beÂ·e-.M. Cf- ASPEN ARTS AND RECREATION CENTER SAID LOTS. ILIC~ 64. CITY UK> TooNSITE OF ASPEN APPROVED FOR Â¥Â§0RDING BY THE CITY CoUNCIL OF THE Ct,TY OF ASPEN THI B v -7 5 7 0 1 L 1 LOTS E. F. G AlÂ£ FRACTIONAL LOTS A. I. AlÂ® C. ILOCK 71. CITY AND BOOK - AT pAGE _~- â‚¬ THE FITKIN couNTÂ·r RECORDS. 12- D.Yof /in..4 1993 BY ORDINANCE Nu,BER d/fA RECORDED I N S }GNED THI S ..~2. DAY OF <5'â‚¬5>6,Â·JÂ·0**993 To>IWITE OF ASPEN P.U.D. PLAN Vâ€ž 0-Â·*~ To*DER It TH DE VACATED PORT IONS oF NORâ„¢ ASPEN STREET AND THE ALLEY oF ILOCK 7 1 LYING ADJACENT TO TIE ADOVE DESCRIDED PARCELS MAY.,1 CITY CLERK f/ OF Leg>. CITY lig> TollatTE OF I*EN Â· Â£,/ PER P. U. D. AGREEMENT RECORDED IN BOOK _PAGE-. COUITY OF P I TIll. STATE OF COLORIN ATTEST: : PLANNING AND ZONING APPROVAL THts ASPEN ARTS AND RECREATION CENTER P.U.D. PLAN WAS REvIEWED AND APPROVED Fo R RECORD I NG BY THE C I TY oF ASPEN PLANN t NG ANDÂ· ZON I NG 1 h1fF41.5915 /"~'*h~*t . A .. 4 -1- .2 -~ . 1~ -)~ ~ -1 U. ..2 '-i -~ 1; ~j ..Ir-,1 1+ ROAR "0 CAP Co-ISSION THIS 18_ DAY OF "4*sâ€¢~ 0 1993 BY RESOLUTION NUMBER Mhs--Â· SIGNED THIS - DAY OF . 1993. 0227 k FOUÂ® J otoryG Â»11-YFL , . ff . i,TAR.IS I ~ 2..:6 i ..1:i Â·. i z.j ; r .1Â· ' *.l... ~4 TELE r . Ps â€ž1 *u BRASS fl , CAP ASPEN TOWNS I CHAIRMAN ., Â· ;4- : -p 3 : O / Â· . . coR- 40., 4 CITY ENGINEER-S APPROVAL 5! i _ / '44. 3 : SCALE THIS ASPEN ARTS a},Â§*/MOL OF ASPEN ENGINEERI- TER P.U.D. PLAN â€¢As REVIEWED j.; i:.i: fifit>i 1 I 1001 - JO FEET AND APPROVED FOR Â¥w4~~ DEPARâ„¢ENT THIS ~ED~LÂ°' ret- ' M. / '. . Â£. i: Â·Â·.i- $* 4 = 0 -3-) 1 ~~ :-f; : r. >7Â·;2:%. i.% 441-1 1 Ki j {Â·1 ,>h , Vacer#. -. CO 4 .... - .I . : . ,? t. .tli *1 ' : 92/0 PROPERTY OWNER & APPLICANT CITY PLANNING DIRECTOR 'S' AP~:ROW:*C'ry 1 '. ...J~-...I-I.... I. ':' Twl, AD,EN an NO IECIEAT,I Culli, 1.u.D. Ium W !*PIOB ~Â· 4 E ~Â·Â·Â·:, -< ~382.';J.* NÂ»i,F; t.,IP i . CITY OF ASPEN - *PUPU'. 4.NABT IMEW" 0 ....6,//0,4161. 4 4 4 1 1/ /1 / -~9.4: , 1 C~,Sk.a~.? ~A': 1.M I.ma 130 4. GALENA ST. 1,â€¢1*P +Upt; /.. I ./ ASPEN. COLORADO 81611 224; - 771049 1 8/ L k . I 4%.Dic,OB 0 .... 0 1 SURVEYORS CERTIFICATE-- 1 4 160 1, 1 2 lil. 1 - 1. 4, 4. 0,4 TIE -DE,DI,DED STATED HIT TINE 40wÂ¥ *24'"91"" f lal OUR~VEâ€¢ aâ€¢- 41 23 nmol .Â· *le . 4 -D- -00 11* 10*BABY LIi gfLICTI. 1*aNA~m*.\**;6*Â¥Y#'**1~~ ~ ~DÂ¥ 1~ Â· D r . C i ...Plf f.ipt -2 ?Â·'Â·-h..~ ~ ~ Â·' I FIELD EVIOEÂ»* * 1110* TO E. aGEPT u *MMU'** AB /-â€¢A t 4- ; i 6 Co~CIAL PROJECT VOID UNLESS WET ITA-ED WIâ„¢ THE SEAL OF 11 SIVEMI KWI, ALL-4 -7 leT 4 94* IMMMU /Â®,1.06. unLI,IE. /M - a,M#/W# UN~**/Â· AlÂ® MARAIT' oF RECORD -T *UPPLIED TO THE UVEÂ¥0Â« *â€¢E EXCUTEÂ». ;ill BlaVEÂ¥ 4 4 1 1 - Â£. EASEâ€¢ENTS IHOIN IN STENâ€¢RT TITLE- ASPQI. INC. TITLE'20-tneITY.~. 4 ORDER NLUDER 0008339(4 APÂ® DATED - 'REi SHOIN ./REIN'. 1,11/RAL PUILIC UTILITY EASE*NT ./ANTED 70 T~E CITY OF ASPEN AN0 SURVEY il FERFOR,ED IN ACCORDANCE WIT,4 (264971. ZITLE 38. IY DOOK 359 AT PAgE 900 0, I. ARTICLE 51 9 AMENDED FROM TIHE TO TINE~~ ~~1~~~Â£~%~ . .Â·-.2.1 ALLEY 9.5. SIGNED â„¢IS 21~~AY oF ~,CnZ&,4-Â· 92.9~:~/"I,46.N,X~ .. 2., i'. *# - r. -9A1.~TE~Â£ ock :71 - L : A, : :N AREA. (~ 1 TRAIL e 4362:2 ux .27 930Â·Ad 15:s 1Â·4 Â·Â· r 1 . CONNECTION 1 . , , r 1 1 1.9 080,-21:78.- /. RLS 16129 64 "Â·... 44./ DAVID W. M.BRIDE 17~ltify ~ . Ill - / C~ CLERK AND RECORDER '5 ACCEP[TANâ‚¬E AND Â¥ Â·Â·Y OF A.-Â·I ./5 4 ... '~ THI 3 ASPEN ARTS AND RECREAT IoN CENTER REZONI NG WP_WM ACCEPTED FOR 1 1 1 1 1 8 Y RECORDING IN THE OFFICE OF THE CLERK AND RECOUER .OF PITKIN COUNTY t -J COnlf,Y:1.-4 71: 23=0:1=f- 1993 17 PLAT ~ / BRICK 301001 n - s .7.' \ 34 7. I\ llc 5 5 1 i - I ZON I NG RUBL/1 C 6 , 1 4' 9 LO 1 . .... LIli ~1 1 50 I 1 r- / CLERK AND RECORDER Â· 4 1 3 %-7 k a. c No Dke\/Ad % DaN /0. or ~ - / CORRESPONDING PUD AGREEMENT FILED / BOOK .._~AT PAGE _ 4 6 - rin' 'Ap k - UX -L./: i'. Â·' ~ \ ...4 4- - 1 / . LEGEND AND NOTES r ;-4~.L'.!T 1 2 1 I ./ . ,-...!304 TED 32/2 y.. L : .,44, . FOUND SURVEY MONUUFFâ€¢5 REBAR WIâ„¢ NO CAP OR AS NOTED . , .11 . . - -ORB -/ a CITY ... 1 t7 1 i i 4 9 CDR 38 p.~ BASIS OF BEARINGS IOUND ROUNDHEADS CL OF ASPEN STREET N14-50'49-E Hoaz. carri 1 -Â·21- 78 ATA tr:L AS SHOWN f l i. L ~325*V FIRE HYDUNT *J 30.36-1 1 i.. .1 1 1 2 To 4 FEET OF 3404 AlÂ® ICE COVERED PROPERTY AT TIVE OF SURVEY 0 r , C 1 .1 -- , 9 '5344 -4.2 1 . 1 / SE 1-IpDEN LE@AL DEERIPTION IN TITLE COINI Tâ€¢ENT DOES NOT I NCLUDE VACATED HOUSE ABFEN STREET OR ANÂ¥ PORTION OF,pE AUEY-111 11-Oat n. - : i Â·Â·- .1.: f..44~~ Â·E '4Â·.:fAk.t5 R. tÂ·*.4,~ i ~ J. Â· 1 43.1 1.. A-.1 .* 4/ 859 OFFICU* W 0, TIE C,17 ****pg W -D M 'ao~"f 40&~10~Â· Â»â„¢ -0 AW. 4*1~ A-* .i 1-:Â· : i ,Â·~ OfÂ·-.-i.69;~44Â¥63.1}14Â·-53.44.4.-ft~-6Â·ili iÂ·,iiÂ·}fs.1 .j I . ' .'~ ,:'-- 72 .0~-306~'C'l~'Â·1~ 1~~'IMI'lâ€¢- ,~ 4 ' Â·'â€¢ b-1 -4 4, ' : 11. / & 24*2 , i f 1-Tiv F 1 Â¥ . z Â·Â· -* A-b ' 34-i i -,7 j 1. 1 4 - o DET D.wr W.H .. â€¢ Ree, #11,0- WH-Â· '~ 401*~ 3 '1-1 1 f 1 -f-.~ -I- ~1~. :f ~ -:jYVI.:.t: ~-~f.~ -~~-I-- .1 .f ' ./.0 ~ 0 -1 . -C ; i ..1 i 1 1 i P ' ( / 1- - 1;~. 7 at<9 - 8 PARCEL EXCEPT- IN TITLE O *T r-' 94 *UmÂ¥*Â¥ F0t0Â»94 POI~ Â· 1.) -:.-.*Ore . 1. p -IN - Sk)%4 Â¥":'94 -4 :.1Â·:~- Â·r ml~'*//I# "7/0 000 Mâ‚¬r PucisioN 1, f#ATED 1~Â¥ 4:14.4pe ~ Â·vir Â·Â·w 14_ 2%1 32 - ..9/'%.il; Â·:4.~9~.L. p - f- "*./-119-#SITE }C%./11 v ' ' - -- . r , C -Tifild,flu~,Zi 2 tt: i Vi Irit INT#Wi:,444..ili Â£1.4 1.:.: 1*i.: ..- 0.â€ž. =,0- 4. f , L :im:Mi=&6#n'&rewix,2 *'.-4.0'24: ffily{(M'.f-ki f i.t 1 22 ' 13' 1, 1 . ~ 1 !1 4 'INI-~ LOT AMA: 8.00~ M.FT. Â·f 4 3 Â· : 7 f 0.- 2- 2 Â·i, i 4, f J ~ Â· : W, TIGN *Â©CESS AREA: DEE ADOVE J ; f, 1 J : i :J j - .f .1 1 .. - , -%1Â§ .i A 1. INTERMAL FL.00" AREA RATIO 0.75:1 PREâ€¢ARED EY ~ 'GS \ff~241 :: ===5=zi : i ~ f 5 | ~ ASPEN SURVEY ENGINEERS, INC.b I . h*\.e EXI.TING WILDING SIZES 44 1 210 3. GALENA STREE'[A OR IGI HAL BRICK DCHOOL 14.000 SO.FT. P./.BOX 2306 "-3 P *0,044 CLUSROON ADDN 13.240 30./7. ASPEN. COLO.. 816[YAÂ·i ACCE' ele j ! / GYM.ISMT.OFF. ADDN. 10.560 30.Fr. FOUND ROUNDÂ»fEAD5 N 14-50*49-E 100.0 -2 . ACCOIDIN@ TO gol>42,0 LAI YOU ... C...."N ........ 'crioN 1 +M- 5 VICINITY MAP TOTAL SIZE 35.BOO So.FT. CL ASPEN 5TREET BeED UPON IMY DEFECT IM â„¢... â€¢1â„¢iN THREE YEâ€¢*4 AFTER M 3< NE CDR BLK 72 PHONE/FAX {3031 925-3816 . FiRST bix:OVERED WO; DEFECT. IN Â»0 .Â¥EKT. -Y ANÂ¥ ACTIOM 'le C j TY KNUMENT -- - 0*N A. DE,ECT IN â„¢ts PLAT . Coyâ€¢ENCED ,10;tE â„¢AM Te, Â·rEÂ·Al REV 6-21-[993 JOB NO 23024, FIP. 27. ! 697 -22 t Â· 7 -- -1/'I'.Al'll I. .. %.... R.,8... Â·Â·r 22/. M CAR *- LLI '->.- '.