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Home My WebLink Aboutagenda.hpc.20020916ASPEN HISTORIC PRESERVATION COMMISSION SEPTEMBER 16,2002 SPECIAL MEETING 5:00 P.M. SISTER CITIES 1MEETING ROOM 5:00 I. Roll call II. Approval of minutes III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued (Next Resolution will be #33) VIII. Old Business 3% a. 950 Matchless Drive - Variance, Public Hearing IX. New Business - none X. Worksessions - none 5:30 XI. Adjourn 0 PROJECT MONITORING :annah Reid 414 N. First- POLE 78 and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. 515 Gillespie 205 S. Third 935 E. Cooper Jeffrey Halferty 414 N. First- POLE 918 W. Hallam/920 W. Hallam 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker 328 Park Ave. - Lane 209 S. Galena 332 W. Main 101 E. Hallam 735 W. Bleeker Gilbert Sanchez 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 110 W. Main 200 E. Bleeker 214 E. Hopkins Wagner Park 428 E. Hyman Rally Dupps 501 W. Main Street - Christiania Lodge 129 W. Francis 104 S. Galena- St. Mary's Church 302 E. Hopkins 610 W. Smuggler 232 W. Main - Christmas Inn 434 E. Main elanie Roschko Teresa Melville 513 W. Bleeker 515 Gillespie 232 W. Main - Christmas Inn 735 W. Bleeker 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 0 0 CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 640 N. Third- expires November 23,2002 5 W. Hopkins- expires September 26,2002 HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion MEMORANDUM TO: Aspen Historic Preservation Commission --*0 THRU: Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer Katie Ertmer, Historic Preservation Intern RE: 950 Matchless Drive,Variances - Public Hearing DATE: September 16, 2002 SUMMARY: HPC Granted final approval for the rehabilitation of a historic house on this property, and construction of a new addition on March 13, 2002. The approval included a 500 square foot FAR bonus, a combined sideyard setback variance, and an east sideyard setback variance. Due to a drafting error on the approved site plan, it has been discovered that the building addition will encroach further into the sideyard setback than previously thought. The applicant is requesting an amendment to final approval that would adjust the sideyard setback variances so the project can go forward as planned. Note that this project was reviewed under the old ordinance, so those review standards will apply. APPLICANT: Alan Becker represented by Kim Raymond Architects. PARCEL ID: 2737 - 074 - 02 - 003. ADDRESS: 950 Matchless Drive, Lot 4A Dunn / Bishop Subdivision Exemption, City and Townsite ofAspen, Colorado. ZONING: R-6 PUD (Medium Density Residential) SIGNIFICANT DEVELOPMENT No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between 1 buildings on the lot, exceed the allowed,floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and Staff Finding: The applicant is requesting a combined sideyard setback variance of 12'6" and an east side setback of 6'7" to allow the building to be constructed as proposed. A 12' combined sideyard setback variance and a 5'7" east sideyard setback variance were previously approved. The addition is one foot closer to the east lot line. Staff finds that the addition is appropriately placed in relation to the property and the historic structure. Because the board was satisfied with the sensitive placement of the addition, staff recommends approval. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding: The proposed variance adjustments are in line with other efforts to restore and expand historic homes throughout the neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels, and Staff Finding: The proposed variance adjustments do not detract from the historic significance of the existing structure or historic structures on adjacent parcels. i The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: The proposed variance adjustments do not diminish or detract from the architectural character and integrity ofthe designated historic structure. RECOMMENDATION: Staff recommends HPC grant the amendment to final approval regarding variance adjustments. RECOMMENDED MOTION "I move to approve Resolution No. , Series of 2002." 2 Exhibits: Resolution No. , Series of 2002 0 A. Staff memo dated September 16, 2002 B. Application 0 0 3 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION AMENDING FINAL APPROVAL FOR THE PROPERTY LOCATED AT 950 MATCHLESS DRIVE, LOT 4A DUNN / BISHOP SUBDIVISION EXEMPTION, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2002 Parcel ID #: 2737-074-02-003 WHEREAS, the applicant, Alan Becker, represented by Kim Raymond Architects, has requested variance adjustments for the property located at 950 Matchless Drive, Lot 4A Dunn / Bishop Subdivision Exemption, R-6 PUD zone district; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, Historic Preservation Officer, and Katie Ertmer, Historic Preservation Intern, in their staff report dated September 16, 2002 performed an analysis of the application based on the standards, and recommended approval of the variance adjustments; and WHEREAS, at a regular meeting held on September 16, 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 combined side yard setback variance of 12'6" and an east side setback variance of 6'7". 0 APPROVED BY THE COMMISSION at a special meeting on the 16th day of September, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair ATTEST: 0 Kathy Strickland, Chief Deputy Clerk 0 KIM RAYMQND ARCHITECTS 9 0 0 August 27,2002 Amy Guthrie Historic Preservation Officer, 130 S. Galena Aspen, Co 81611 RE: Becker Residence, 950 Matchless Drive Dear Amy, Thank you for your help in this matter. I appreciate the time of both yourself and those members of the commission that will be meeting with us on September 16, and apologize for any inconvenience this may cause. As I explained to you, after we poured the footings for the house we had a surveyor come to locate the exact corners for the building. It was at this time that we discovered that a drafting error had been made on the site plan, resulting in the building encroaching into our side yard set back. 0 During the meeting of March 13, the HPC granted variance approvals for both a combined side yard setback of 12'-0 and an east side yard setback of 5'-7". At this time we are asking that the HPC will adjust these variances and grant a combined side yard setback variance of 12'-6" and an east side yard setback variance of 6'-7". The neighbor directly to the west of Mr. Becker will not be impacted by this change, as the building will remain the same distance from his property line. On the east, there remains 18'-0" of open space between the property line and the edge of Herron Drive. The neighbor on the other side of Herron has a large flower garden along the street and view planes to the north and south, so will not be affected by the variance approval. There is no one to the north or south of the house whose views might be impacted. By granting these variances, we can continue with the project just as you approved it in March. Thank you very much for your understanding and consideration of this situation. Sincerely, 0-223 0 Â«4-~ - 1 Kim Raymond 412 north mill street â€¢ aspen, colorado 81611 â€¢ tel/fax 970.925.2252 â€¢ kraymond@.speninfo.com Dimensional Requirement Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: 6%6\4efi 'Ees~ge-ACE Applicant: A t,Abl ft>PE. Ck.y ~- dect ocation: 9Â£5-c> MA-f c.0 l_E,ss 13 2,vâ‚¬. < A~SyÂ¥>/7 Zone District: E- ( 0 9(.3 0 Lot Size: 7-708 60. 27 Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: 4 ,/& Proposed: Number of residential units: Existing: ,67 Proposed: 2 C ' 4 PO) Number ofbedrooms: Existing: D Proposed: 4 APO. 1 1 Proposed % of demolition: 6-796 DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing: 1 89(2> Allowable: 29 26 proposed: 29 95 Height Principal Bldg.: Existing: 2(4-1 Allowable: ~23%3 proposed: 22 '- j cessory Bldg.: Existing: 18- 0 Allowable: 19%42, Proposed: 192-0 On-Site parking: Existing: 3) Required: 3 Proposed: d~- % Site coverage: Existing: 1896 Required: 2>tb 96 Proposed: Rb,S 96 % Open Space: Existing: Required: 11,6 jdf- Proposed: Front Setback: Existing: @ 1L O Required: i C>t- G Proposed: R / L CP Rear Setback: Existing: 92'-0 Required: /Of< 0 Proposed: 424 0 Combined Front/Rear: Existing: -13'-O Required: 56(9-0 Proposed: 7 3 L CO Indicate N, S, E, W Side Setback: &1,uJ. Existing:_ , Required: el-O Proposed: Ill O .ll Side Setback: A.% Â· Existing: Required: 40 41 Proposed: 1 4' Combined Sides: Existing: Required: AR -_61_Proposed: 1 1 L 1 Existing non-conformities or encroachments and note if encroachment licenses have been issued: CO tyllbitÂ·dep 1-,lpFV+fic) Fhf, 64~tAB g:/41:PJ - VA*A"toÂ£ 6*9,)4749 - T , 14po nations requeste d (identify the exact variances needed): EAbl' 1542Â£ VA*JA,46)2 0-FÂ· 60 1 -7 " An,18'LASK) t*Olk- 9 AfÂ© VAÂ¢AAn,c.â‚¬.- or 1 3 1.40" /6 / SLAb 99. i - r--99.3 / GARAGE 1 \ V 2015 i Mp 122 2---7 /4/ 1 0% V 1/5.1 I /9 \ A b CLEANOUT HOUSE ---24 1 lie /4 / 4, \ Avin. \ 126 8.---4 # 1 1 \ 1 1 . \ e \ / \ 99.5- \ ...0 0 I - bve>ED Z \\\ \\ h 9 \ 24<-6 i V \ 7 4> -0 / / \ 4 HOUSE / 3 b 4 SILL , TBM . , 1 08 ' : . / O ~ 0-<~~\ Â©ORCA 20151 \ \ \\ V .4 . 1 \ aeÂ¥.4 \ + ..--l 4 \ 4 \ ' \ 1WD. 0 / N . / \ . 9 \ . 80 TOC 95.9 \ P Nul Up* \SM,/l C-P \ .4** 2 2/ e \e \ 4,We ** * 20151 +55< 4f 8 97.61 - ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE 0 REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 950 11/ElkkESS DDVE. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 5 EPTE:/1*Fle / tr , 200.2 STATE OF COLORADO ) ) SS. County of Pitkin ) I, 5 lot-1 1?hÂ¥mon D (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 (IE) ofthe Aspen Land Use Code in the following manner: Publication ofnonce: By the publication in the legal notice section of an official paper or a paper of general circulation in the City ofAspen at least fifteen (15) days priortothepublichearing. A copy ofthepublicationis attached hereto. /Posting ofnotice: By posting ofnotice, which form was obtained from the 0 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 ofletters not less than one inch in height. Said notice was posted at least fifteen (15) days ~rior tojthe public hearing and was continuously visible from the ~ day of , 200,2 , to and including the date and time ofthe public 121 3. nedng. A photograph of the posted notice (sign) is attached hereto. L/Mailing ofnotice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(IE)(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 of the public hearing. A copy ofthe owners and governmental agencies so noticed is attached hereto. (continued on next page) Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision 0 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 avilable for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. tz.,i,-,<:ptkY,L~ Signatufe 0- The foregoing "Affidavit ofNotice" was acknowledged before me this 16â‚¬ day of 1~.viyek , 2002.,by Af JÂ¥*-, ~---Ff o~j rraaU_ /*FERGue>'. WrrNESS MY HAND AND OFFICIAL SEAL 49' OP>"00â€¢0.& 6 ~ 7Q0TAR I>gE j My commission expires: 1 123 ~ 04 e = < (PUBL\9 / 3*ule*- ,%542:0800..00*.54, Notary Public Cl~ 91,;C OF CO\339 ROBIN FERGUSON NOTARY PUBLIC, STATE OF COLORADO ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL 0 I I I , A -- - 0144 /155~ rFErze Â· 2>Eâ‚¬-7&:776Eg 4 - Zoo'F, PUBLIC NOTICE 0 RE: 950 MATCHLESS DRIVE- SETBACK VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, September 16, 2002 at a rneeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Sister Cities Meeting Room, City Hall, 130 S, Gatena St., Aspen, to consider an application submitted by Alan Becker, represented by Kim Raymond Architects, requesting setback variances related to a project which has received Final Development approval from the HPC. The design ofthe project is unchanged from the final review, but the variances needed were miscalculated. The variances requested at this time are: a 67' east sideyard setback variance (along Herron Drive) and a combined:;ideyard setback variance of 12'6". The property is located at 950 Matchless Drive, Lot 4A Dunn / Bishop Subdivision Exemption, City and Townsite of Aspen, Colorado. 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/Rally Dupps, Chair Aspen Hisi oric Preservation Commission Published ii the Aspen Times on August 31,2002 City of Aspen Account 0 -- 1.-... -. - -:Â·-5tnuoul reeub,leectÂ·'417 - Use temolate for 5160Â® ~ 436*12FF,61.A. 4401*kiNUNSÂ· 1>1Â· MPUEN 1 AuttÂ· 7-*6,1,624, ARCHULETA KEITH ASPEN BASE OPERATION INC 132 MAPLE LN 69 E AIRPORT RD ASPEN CO 81611 ASPEN CO 81611 BECKER ALAN K BENTLEY CARL F BRIGHT GALEN PO BOX 119 427 PARK CIR PO BOX 1848 WOODY CREEK CO 81656 ASPEN CO 81611 ASPEN CO 81612 ' CARSON BARBARA I'l) lic)X 10298 ASI'EN CO 8/612 CHRISTOPHER MICHAEL COLORADO MOUNTAIN NEWS MEDIA COSTELLO STEPHANIE TRUST 130 MAPLE LN 500 DOUBLE EAGLE CT 328 OAK LN ASPEN CO 81611 WASHOE NV 895!1 ASPEN CO 81611 DIRK DETWILLER CUNNINGHAM JAMES MURRAY CURTIS DEBRA P.O. BOX 812 PO BOX 9333 142 MAPLE LN ASPEN, CO. 81612 ASPEN CO 81612 ASPEN Co 81611 D STONE AND DAY ISABEL T & ESTER T DODARO CHRISTINE M & PETER W R.... ELL LYNN C PO BOX 8904 120 TURTLE COVE 1509 WOODLEA DR SW ASPEN CO 81611-9610 LEESBURG VA 20175 1 ASPEN CO 81612 - '. DUNAWAY WILLIAM R . EISENBERG NORTON AND JANET El'l.EIt ANDI E FARR TENA D PO BOX E 407 PARK AVE #A 1'0 BOX 785 ASPEN CO 81612 ASPEN CO 81611 ASPEN CO 81612 FEINSTEIN JEROME D FAMILY TRUST FISHER CONSTANCE A FLUG DEBORAH . 120 SPRING ISLE TRAIL 330 ANAYA RANCH RD 616 E HYMAN 4 Â· ALTAMONTE SPRINGS FL 32714 GALISTEO NM 87540 ASPEN CO 81611 GOODMAN RAYMI COATES HATANAKA HOWARD 1-1 HIGHTNEIL Ca SEWELL KATHRYN PO BOX 9671 980 KlNG ST 520 E COOPER AVE ASPEN CO 81612 ASPEN CO 81611 ASPEN CO 81611 NWOOD, KRYSTINA INK COFFEE CO. KERR. RICHARD 1050 MATCHLESS DRIVE #2 - P.O. BOX 7961 138 MAPLE LN ASPEN, CO. 81611 ASPEN, CO. 81612 ASPEN. CO 81611 ~ AVERYÂ® Address Labels Laser 5160Â® use cempiaIe for 31004 '. 494 - L-I . Re ' KRIEBEL KATHLEEN 1 - PO BOX 910 Ip 1 ASPEN CO 81612 Â· 1 . ...W -* .hi KROMELOW BASIL M & LAUREANNE L 1.ANG DONALD W LEWIS LORA J HOEBEE 33 W DELAWARE PL j N PO BOX 4166 935 GIBSiON AVE -r CHICAGO IL 60610 ASPEN CO 81612 | | ASPEN CO 81611 1 LOEWENSTERN CAROL REVOCABLE .-. - MAG'11 REBECCA N 60% INT . TRUST MILLER THOMAS F 40% INT- JT TENADE ; 910 GIBSON AVE 227 CO'ITONWOOD LN ., 7 4 , ASPEN CO 81611 ASPEN CO 81611 MAPLE CHARLES A & BRYCE M MCCROSKEY PAMELA MICKI:Y JAMES & MARLENE 927 GIBSON AVE 2260 S COOK 93 1 GIBSON AVE : ASPEN CO 8l6ll DENVER CO 80210 ASPEN CO 81611 MILLER LEE L NUZZO, KIM A - MORK HALBERT L FAMILY TRUST 11375 FOLSOM POINT 77 ASPEN WAY 407 PARKAVE #8 , FRANKTOWN CO 80116 ROLLING HILLS CA 90274 ASPEN, CO. 81611 NICHOLS GARY T & LUCINDA C & GEL MELINDA LEE ~ KENNETH E i .0. BOX 914 PO BOX8Il6 ASPEN, CO. 81612 ASPEN C0 81612 - 1.15 1 PATTERSON. KAREN REED AND PAULIDES BROOKE A PAULIDES HERBERT B & CAROLYNF PATTERSON. CHARLES 129 MAPLE LANE PO BOX 11023 160 CONCORD RD ASPEN CO 81612 LONGMEADOW MA 01106 ASPEN. CO 81611 REYNOLDSTHOMASS PETERSON SHIRLEY H LIVING TRUST RUGGIERI LISAANN 4 1909 E RIVER PKWAY FISHER MORGAN 136 MAPLE LN 228 COTTONWOOD LN MINNEAPOLIS MN 55414 ASPEN CO 81611 ASPEN CO 81611 RYAN MARTHA SABATASSO MARY L FAMILY TRUST 127 MAPLE LN 64 OCEAN VIS ASPEN CO 81611 NEWPORT BEACH CA 92660-6224 i , .. I - , HLUNDT SUSAN 2 FREE SILVER CT t I k . 1 1 1., 441.8. ASPEN CO 81611 : t.:. ! .. . t.ily 4.- h ~AVERYÂ® Address Labels - Laser 5160Â® ~31 : 11+1 " I . . 1 ~ SMALLS RAY SMITH KATHLEEN M PO BOX 3197 1023 WILLITS LN 4 ASPEN CO 81612 BASALT CO 81621 * :.1 SMUGGLER MOBILE HOMEOWNER'S SMUGGLER RACQUEr CLUB C/O SUE COOK ASSOCIATION 136 MAPLE LN PO BOX 8788 ASPEN CO 81611 ASPEN CO 81612 TARBET JOSEPH R TAYLOR JANE TARBET BARBARA P HANEK LINDA S . 4 980 GIBSON AVE 23 I CO1-rONWOOD LN ASPEN CO 81611 ASPEN CO 81611 ' TEUSCHER JONATHAN W - WALDILON K BRENT ~ i ...2 COATES REID & WALDRON OO ... 126 MAPLE LN . a 720 E I IYMAN AVE ASPEN CO 81611 . ASPEN CO 81611 9â‚¬5 2% ... WIR'IN JANET B ZIRBEL NANCY 54 P O BOX 9525 PO BOX 8998 , 27 ASPEN CO 81612-9525 ASPEN CO 81612 924 --Ati I .' . 3P : , 14 I k. . iÂ· i 4 1 1 F 0. 1 30 4 7361 Â· 2, /Â·4 .Obot ts J - I --/. . 1 ..!" - --V 1 + .7,131:I. '2-9 .Â·-,Â· *.fr