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Home My WebLink AboutLand Use Case.541 Race Alley.0033.2008.AHPC_*541, 1541 1/2 RACE ALLEY 0033.2008.AHPC FINAL HPC REVIEW 2737-073-92-006 LA 1~Ify-U E/4 1 1 â‚¬ ctinJ 2 4 . A External Media Imported Here f'41 ' MA/-2 -2- 2-~---/_ t 1 035. 1 M-006010 i .i Â»s--lan,Pr bf*11 M-006011 ! 1 RMMI 1 f ' i .942 4 7 Â·t 0 . THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0033.2008.AHPC PARCEL ID NUMBER 2737-073-92-006 PROJECTS ADDRESS 0541, 6541,1/2 RACE ALLEY 4 PLANNER SARA ADAMS CASE DESCRIPTION FINAL HPC REVIEW REPRESENTATIVE JANVER DARRINGTON DATE OF FINAL ACTION 3/6/2009 CLOSED BY Angela Scorey on 03/11/2009 0033 Â· 2068.P,HPC.> Poured I D 2737 - 013 -*1 -00 6 4.r;UJJJ ]21+iw'-""---~'-"-~-I""--~,Ii Eile Edit Eecord Navigate Fgrm Reports Format Tab Melp @ 0 ' // 2-1 41 09 -21 U - N 4. .J mil ti,0 Oil 1-34]@1 21 + i] 18 all '1:' 0 .1 .1 1, -aa j*LI~ Yaluation | Custom Fields | Actions | Feei | Parcels I Fee Summarz | Sub Bermits | Attachments | Rogting Status , Routing tli Permit Type |ahpc -~Aspen Historic Land Use Permit # ~0033,2008.AHPC Address |~ gj Apt/Suite | City ~ASPEN State |CO -Z| Zip ~81611 g| Permit Information ~- 1= ~ i, Master Permit l gl Routing Queue aslu07 Applied ~10/21/2008 Q| 9% r Project ~ ..g~ Status ~pending Approved | Description HPC FINAL DEVELOPMENT PLAN REVIEW Issued ~ =1 Flu~ Final I Submitted 1JANVER DARRINGTON Clock IRunning Days r-6 Expires ~10/16/2009 11 Owner Last Name ~FOX CROSSING PARTNERS I g~ First Name ~ 601 E HOPKINS ASPEN CO 81611 Phone ~(970) 920-0007 12 Owner Is Applicant? 02 Appkant Last Name ~FOX CRO55ING PARTNERS I g~ First Name | ASPEN CO 81611 ~ ~ 601 E HOPKINS 42 Phone ~(970) 920-0007 Cust # 27710 4 Lender $* Last Name | .g~ First Name ~ *rÂ·. phone ~ 3.4.4 ~ Enter the permit owners 14st name E AspenGold(bl ! Edit i -7 Record 1 cÂ»&â‚¬-- a.va 94 40 lk. ioq|ool| ~=Sdnoig qell .i .. AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.070, ASPEN LAND USE CODE ADDRESS OF PROPERTY: 5-4 1 4 '--REXca Ejue_tra- T Aspen, CO STATE OF COLORADO ) ) SS. County of Pitkin ) I, 61=:7 Iel A 5(04-6&-*- 1 (name, please print) being or representing ali 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) or Section 26.306.010 (E) of the Aspen Land Use Code iii the following manner: ~ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen no later than fourteen (14) days after final approval of a site specific development plan. A copy of the publication is attached hereto. 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 no later than fifteen (15) days after an Interpretation has been rendered. A copy of the publication is attached hereto. #~gÂ« S C #-v 1 Signaturi 0A- The foregoing "Affidavit of Notice" was apknowledged before me this (G day of Mayth , zooft-, by 57,8, Â¥1.-6 (gl 937'rc 1-e - 1 WITNESS MY HAND AND OFFICIAL SEAL ~ the subdivision approvals. For further information PUB' JQNQI#GE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public of the My commission expires: 0% C [0 I 30 \ 0 approval of a site specific development plan, and the creation of a vested property right pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 541 /21 at. Â»i_ and 541 14 Race Street, Lot 6 of the Fox Crossing Subdivision, City of Aspen, Colorado through a Notary Public U Resolution of the Aspen Historic Preservation Commission Numbered 5, Series of 2009. The HPC approved the development of a new addition to one of the designated historic 19503 log cabins, .-tr â€¢râ€¢xtÂ» and the rehabilitation of both designated historic Lo~6solott2p~nisG'%17sÂ®JCsortpluorsautIntto ATTACHMENTS: contact Sara Adams, at the Aspen Community Development Dept., 130 S. Galena St, Aspen, Colorado (970) 429-2778. City of Aspen COPY OF THE PUBLICATION ~ i LAURA 2. ~ Published in The Aspen Times Weekly on March 15,2009. (3125975) a \ MEYER j ~ My Commission Clpires 118/1 1/201 0 .. DEVELOPMENT ORDER of the City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. Fox Crossing Partners, LLC, 601 East Hopkins Avenue, Ste. 202, Aspen, CO, 81611, telephone: 970-920-4407 Property Owner's Name, Mailing Address and telephone number 541 and 541 M Race Street, Lot 6 of the Fox Crossing Subdivision, Citv of Aspen, Colorado Legal Description and Street Address of Subject Property HPC has approved the development of a new addition to one of the designated historic 1950s log cabins and the rehabilitation of both designated historic 1950s log cabins to be located on Lot 6 of the Fox Crossing Subdivision. Written Description of the Site Specific Plan and/or Attachment Describing Plan Approved per Resolution #5, Series of 2009, passed on February 11,2009. Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) March 15,2009 Effective Date of Development Order (Same as date of publication of notice of approval.) March 15,2012 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued fhis 15th day of March, 2009, by the City of Aspen Community Development Director. 644 L nrts Bendon, Community Development Director - 41-APP- COF ~ - ril. RECEIVED JUN 0 2 2009 ARCHITECTS CHARLES CUNNIFFE May 29,2009 CITY OF ASPEN ASPEN TELLURIDE STEAMBOAT SPRINGS r,OMMUNITY DEVELOPMEN1 Sara Adams Historic Planner City of Aspen 130 S. Galena Street Aspen, CO 81611 Re: Final HPC Review Houses Kl & K2 Lot 6, Fox Crossing Subdivision 0541,0541 4 Race Alley Aspen, CO 81611 Parcel ID #2737-073-92-006 Dear Sara: Here is the supplemental information required in Resolution No. 5, Series of 2009, pursuant to Final Review sign off by HPC. Specifically we are addressing conditions 2,3,4,5,6,7 and 8. Condition 2. The stone foundation is not approved for either cabin or the 0 Y\N addition. ~thRi.440 1 KIAN K/*'Â¢0Â» VIA# 9108\ ~. CCA proposed to use integral_colored concrete masonry units at the base of all tt~bl w buildings as shown on the elevations, Sheets 1,2, and 3 and the materials samples page. This is a slight variation of the painted (white) c.m.u. on the 0 Â»4 existing cabins which will be more attractive in the overall color scheme. Condition 3. A detail of the porch column extension/replacement and details of kick plates to both doors (front and side) will be submitted with the building permit application and reviewed and approved by the full board. Sheet 2 shows the optional porch column treatments and Sheet 3 SNows the daor treatment proposed for HPC review Condition 4. All porch decking will remain and be restored. ~ Optl*\ 6 ~ The wood porch decking is illustrated on the landscape plan and will be restored or replaced, if necessary, with approval by the monitor and staff. 8* Condition 5. A metal roof materiaLand style will be reviewed and approved by the full board prior to submittal for a building permit. ~L 610 East Hyman Avenue 3 Aspen, Colorado 81611 tel: 970.925.5590 -, fax: 970.925.5076 www.cunniffe.com Charles L. Curriffe. AIA (Principal) Janver C. Derrington. AIA (Principal) Jim Guffey (Senior Project Architect) Geoffrey Lester. R.A. (Senior Prolect Architect) .. a Ir / 0/1 - L- The roofing material will be standing seam non-reflective metal with baked on finish in the dark bronze color illustrated on the materials sample page. The actual style of standing seam system will be submitted to the monitor and staff for approval prior to installation. 8,_ Condition 6. A landscape plan, including driveway and walkway materials, will be submitted with the building permit application for review and approval by ~ the full board. Although the Applicant does not intend to go forward with the building permit application at this time, we are submitting the landscape plan for review and approval by HPC. Staff has reviewed and given tentative approval, with positive feedback from the Parks Department. ~L Condition 7. Lighting fixtures and a lighting plan will be reviewed and approved by staff and monitor prior to purchase and installation. The existing light fixture on the south fagade of House K2 (Line Shack #1) is a hooded gooseneck fixture that will remain in place. The fixture on House Kl (Line Shack #2) will be removed since it will be screened from view by the other cabin and is no longer at the entry. We are proposing to add a wall sconce at the porches of both cabins as illustrated on the floor plan/site plan on Sheet 1 and on the elevations on Sheet 2. We are also submitting a proposed light fixture cut sheet for the new porch locations. AL Condition 8. The current "Line Shack #1" and "Line Shack #2" signs will be retained in their current locations. We are suggesting relocating the "Line Shack #1" and "Line Shack #2" signs to the west fagades facing the park. This is because the "Line Shack #2" sign will A)D , be screened from view in its present location, on the south fagade, by the other 1 v cabin when they are both relocated as approved. We thought it would be preferable to be able to see both of them from the park. If this is not acceptable by HPC, we will leave them as isÂ® Please let me know if you require further documentation for any of the conditions to complete the Final Review. Thank you, Â»191-----.- -lÂ«~r Janver C. Derrington, Al* Principal/General Mandger 3" HEMLOCK SIDING . PAINTED STANDING SEAM METAL ROOF + 1. --1~:Ae ...:a SPLIT FACE CMU BLOCK ANODIZED ALUMINUM WINDOW AND DOOR FRAMES AND ~ CHANNELFEATURE STRIPS FOX CROSSING HOUSE Kl & K2 CHARLES CUNNIFFE ARCHITECTS 1. 610 EAST HYMAN, ASPEN CO, (970) 925-5590 MATERIAL SAMPLES www.cunniffe.com Kirkham 8 1/2" Wide Dark Sky d~or Wall Light I LampsPlus,com ~ Page 1 of 5 . . ORDER STATUS LAMPS PLUS. 7-1 -Â·â€¢ 4.1 A#raw-r keyword or item # I'CUE Ch GA.-E CLEAPANCE CATALOG STORE LOCAJOR PORTFOL.C FRC.ECTS CONTACT LE, Ceiling Lights ~ Lamps ~ Wall Lights J C Shop with Confidence! 120% Guarantee End more Expanded Call Center Hours! 5am - llpm (Paa LAMPS PLUS > Outdoor Liahtina > 1> Kirkham 8 1/2" Wide Dark Sky Outdoor Wall Liaht Return To Kirkham 8 1/2", Wide Dark Sky Outdoor (48404) - 0 ~ Warmly styled outdoor wall light is Dark Sky regu for full cut-off. 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EllrOF PPEr:Ile,GPEE,I P LASMON]F THIS PLAN E FOR DESIGN PURPOSES ONLYÂ· NOT FOR CONSTRUCTION PEP 9 101 Â©NIS opejoloo 'uedsÂ¥ *311V 30Vhl -==-6=U_,&.12=..UA.-EXB;-16;@EL- ) EXHIBIT~17 P/14 /3 dia 47 1 / Li 1> 5.fiII ..TO PL. ~, 94 60 PORCH ~ HOUSE Kl 0=~L~~--In ~ 1 Pll 4\ 92 93 / L Â£9 -**1 1 90 - - 110%2122' 1-v - 1.- \0 - + #.15 ~E ag f MAI 1 4 FFI -1 -; 1 [lall *4 JO':1Â·r TO. CON * H.H ... 51 PARK PORCH 4 1 0 HOUSE K2 ~A.~|- d - --- 1 R \=Ab - j 8-2-1 1 1-1 / j. i al:IX ) 1 42 EX< ' C 16 j 1 PMPERIES~ 459-/9 ~~~ q4 95 96 97 NORTH - LOT 6 HOUSE Kl AND K2 SITE PLAN 49=-1 t 0 2 8 16 DRAWING: SITE PLAN ISSUE: DATEÂ· H.P.C APPLICATION 4-21-08 GENERAL NOTES JOB NO. 0524 BUILDINe REFERENCE ELE,/. 100 / . 41.88 (SITE ELEV) 97.66 . 7131.0 (TRUE ELEIJ SHEEr NO. Al.3 Â©COPme{T Oekln CUNWTE AROt![[CM 91031/HONV 1/WNN/-73 9372/VHZ) EN 79 0 3SAOH '9 101 ZSD-016,026 :Xvi . 0655-526'0ZG :1131 . ll919 O) 'NildSV â€¢ 3A www.cunniffe.com t05[-SLit'D,[6 rd . 0650-5Â£10Â£6 ~3131 . 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MAIN LEVEL C @ CABNE @ GABINS -E - WEST ELEVATION OPTION A - PATIO ELEVATION OPTION A 0 0 0 0 9 0 1111'1~11~11111 1 11 4 1 11 9 H! 1 /-4 1.n ---01 1 t' 111 11 Ir *-- T t ~~*-4 U 1 4=0-i 1 1 1 4 1 111 L. 4----- ~ -- 1 I i I 11 i N 11 lilli l - - 1---I T 0 MQ 45 -/ -~~ 6..L.351 -2 1 - --- *1 - --- - _ 1--_-L_ __-- - 1 -------- -- , El o ... O -1 d r- *1 00 00 ==4 i *U Ii i:li i :'||| 1 42~111'kltU-il-4-04-4- '----*1-4-In-L -lk -1 I L]I i !.r Fld -a- 1%-04; f~ ii I -1-i-. -- _-41-kU --- - Zu= U W 1_Il i EN I ~ il 4 0 ~ " ~ '--t i ';:~ ~ ~ Il I '~ ~ ~ ~ ~ ~ f 1----1 ~ f 1 4 ~ r-I ~ ~ i ~ ~ ~ IlÂ©dilÂ©LU ~' f ; ~ ~~ ~ I Il ll~Â·I ~ 4 LO ---3-TIT '-1 - p- h ~ ~ 1 !Â· lilil' d :i : M '1 1 4 I ' 1 I , 1 ill,il J I d i '41~ ! 11 ~1 ~1 1 -.- XO ah EL 106'-3" -- -â€ž~2------ EL 106'-3" /1 - 0 @ SABINE To PS T.O. PLT 5 .4 - r .......... ---- - ---[El . 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METAL ROOF LINE 9Â·ACK PLAGUE r-1 REFURB,SHED LOG COLUMN. ~ HISTORIC KINDOW Â¢ 1,NOREASE -ENeâ„¢ IN OPTION B REFURBISHED, PAINTED L.1 LEAVE AS iS IN OPTION A ~SHEET 2 OF 41 c ....1... ....1.,lINNI'F A.111'TU-~ :XW . 0699-526,026 :3131 . [19[9 03 'NldSV , -3AV INNVAH 158 00 6 :XY:I I 0690-SLIM)Z6 :3131 4 ZiÂ»09 00 'SONINdS 1Â¥OfIWV119 . 203 iLS "CIM BAOHO 3Nld 1061 'NldSV 33=IINNAL) S31NVHZ) EN 9 LN 3SAOH '9 101 Nldâ‚¬V 3 0 . 0 ./. 0 800 0 1 1 3 1-92-740 - - - --Ed 1 1 2 -uu- W EL3L ...,L--~ T.O.STONE VU i i CHIMNEÂ¥ CAP | 1 r H.- I --- I -- -- ---- -- ---4 -x.-- ELI ~ EL 104'-7 1/2" | .4 | ~ |~ -1[ -/-2 71 11 /- -1-9%5921-* C~ T.O. PLT. \ - <-~ d , SHED ROOF @ SHED ROOFF | ------ - --------- --- ----------1 _ i - EL log'-0" fl - 7 EL 10Â©01! TO PL" 92 T.O.PLT r--1 ~ ' @ FLAT Roof LE.F----------------4- ~ rt 11-1 111 ~ Ilii, --- - ''I' I-~1 ~ ~~62-=- ,/ 2 =17-77--7-1- 1 -----E @FLAT QOOF - Ek-126 -3" Ah L/T.O. PL- 9 GABINA L - EXISTINe DOOR 1 1 1 T.O. PLT. i Il i ]@6411*11 @ DABINS ' 1 E--- - L- ,------ E COIÂ©Nilytlr - I D) -- 0 7- 1 ------]Il LU u EL 00Â·-010 â€¢EEL \003~" --- NEN POOR 7 T.O. PLÂ¥ MAIN LEVEL --- ' T.O. PLY. MAIN LEVEL ---- 1 0 ADDITION: ExTENSION @ ADDITION .1 J MATCH EXISTNe E------- .-- --- --rn ---------2- ----------- --- --- --4.1-- 1 -------â€ž- ..1- ...j---- ---------1------ ---------,--------------j- -P----------[El DOOR TRIM -4- I, i I MATCH EXISTINe ~h, EL Â¢13'-0" 1 1,3 - i POORFINISH -fl/T.O PLY. MAIN LEVEL || 1 0 GABINS 1 1 1 C-) FRONT DOOR ELEVATION C-) SOUTH ELEVATION 4123/2,-1-0- 9-9782--1.6.........I- 01 4 8 0 000 0 1 1 1 1 1 1 1 1 1 1 1 0 TO STONE - ~ ( CHIMNEÂ¥ CAP =j i /7 EL "Oq'-7 1/2. - Iljll . / TO PAT 9.7 @ SHED Roop 1_._._ _L=====.=-====---------.--.----- .-.- --. -.- @ SHEEP ROOr EL log'-O' Ah --_ - -- --4 --- - ------ - - - - 5- i i ' i, i TO. PLTT~'~~ --i---0 > / /11 If Â£111!~~ 11 1 1.~ 1 @ FLAT fDOF T.O. 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PÂ©03.INDOAE ~~ ANOPIZED ALUMINUM PANELS r-1 HISTORIC '1002 IPOOR WITH ~ NER NON-REFLECTIVE 13-1 CHIMmâ‚¬Â¥ CAP TO 1 ,4 1 NER BOTTOM EXTENSION STANDNe SEAM METAL Roor L_1 MATCH ME-"AL ROOF; L-1 / SEE ELVATION 3 ) 1-2-1 $'STOR <3 41NDOPN LID FIREPLACE 'LUE EZ1 EXISTINe LIGH-â€¢ SHEET 3 OF 4 L.ZLI REFURMISHED PAINTED L.11 FIXTURE TO REMAIN &:COM'R[GIT CHARIS (UNNIFE ARCHITECTS 513311 HONV :IdINNFID %31>IVHZ) EN 9 DI 3SnOH '9 101 Â£55,-0mOZ6 :XY:I . 0655-ft@026 :3131 * [1919 03 'N*15Â¥ . '3AV NVWAH 19Â¥3 00 3 OVM LtdO logo-52@0/6 XV:1. 06S0-5Z*0Â£6 3-Ill . Ze,08 03 'St)NI)IdS 1Â¥0941Â¥31S * ZOZ 85 "03 3A0ND 314Id Lf)6L 103'NadSV LUO 'a#!uurl)'MAVIA N3dSV NISSOND X03 0 . 0 0 la 0 09 9 0 1 1 1 1 1 211 - - -- - -- --00 EL 115'-11' A I t=f I 1--1-f 1------- 1 ~ Iit---- -- ------------Â·Â·-Â·Â·Â·---- -Â·----- -/23 CHIMNEÂ¥ GAP 1 1 -O 4 5 1 - EL -f= 643-7 . Z LU -J 1 1 \ /1 ----114 13': Illp=ametÂ«~---t-- -- - --El Uro 111.F- EL 109%110 auo 9 f.0 *ET -17Â«untÂ«2~ @ SUED ROOF Ovu * SHED ROOF Mr-Z - EL 10'42-" U * 1,1 8, EL IO< O,1 ' 1 .O.L. 0 L/TO. PLT -4 fiftrdl 1 2_41-=i_i- Â« 1 Lil] fc -fg -41>11-1140Â»9- a FLAT ROOF @ FLAT foo~ 8 = * =12 --- t 02}311 , 1-- ~ 11 -7=7--1.- 8 2 --007 -- 4 3 A 11 i~~ i~ t~~_~~~~ ~~~ 1~ - - LEJ re'all -~9- 0 =r 3 b EL [00'-01 / -- - /\/\ . \11'v -â„¢--Â¥I-PEY. MAIN- Â® ' EL 100'-O' Ph n..11 LEVEL @ L_ ~ri_. . _, ___ _ _ __ __ c - 2--~-0 u ADDITON TOpLYMAN LEVEL @ ADDITION 1 1 1 1 1 | EL qq'-4" --- ---p----- --- --- --- --- ---------m numpÂ¢- 8 eARASE 1 DRAWING: 1 BUILDINS ELEVATIONS 1 KEYNOTES ISSUE: DATE: - H.P.C APPLICATION r 8-19-08 49@2~51_ilil-iL-27-09 [~] ALUMINUM CHANNEL Revek ~ NON fEFFLECTIVE STANDINe BEAM METAL ROOF ~~ F>fRAMID 61<Â¥L GHT ~~~_~ SPLIT FACE CMU 1 5 1 Ahop ZED A.UMNUM AINDOFNE L.11 PNOOD FAS<DIA JOB NO. 0524 1 rz-1 HORIZONTAL INOOP SIDING - TÂ·PE AND rn CHIMNE- CAP TC 6 1â€ž1 ANODIZED ALUMINUM PANELS LZ_1 COLOR TO BE PETERMI NED ~._] MATCH METAL 907 2 SHEET NO. /-1 EAST ELEVATION rl SHEET 4 OF 4 1 COPYRIGHT CHARLES C.NNIFFE ARCHrrE(15 51331IHONV 33=IINNAD %31MVHD EN '9 DI 3SROH 1 U-103'011!UUn)'MMAA ZESt-0Z60Â£6 XYd 0659-Sm[Z6 1131 . U9[9 03 'NIMS'V . '1\V NYWAH 15Â¥3 0[9 I05O-5250Â£6 XV; . 0650-5Â£80Â£6 Eml . Â£9409 01 'St)NINdS 1VOSWELS . ZOZ 115 "(111 3AOND INId L06t N3dSV .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL), FOR THE PROPERTY LOCATED AT 541 AND 541 M RACE STREET, LOT 6, OF THE FOX CROSSING SUBDIVISION, CITY OF ASPEN, COLORADO RESOLUTION NO. 5, SERIES OF 2009 PARCEL ID: 2737-073-92-006. WHEREAS, the applicant, Fox Crossing Partners, LLC, 601 East Hopkins Avenue, Ste. 202, Aspen, CO, 81611, represented by Janver Darrington of Charles Cunniffe Architects, requests Major Development (Final) for the property located at 541 and 541 92 Race Street, Lot 6 of the Fox Crossing Subdivision, City o f Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4.of the Municipal Code and other applicable Code Sections. The 1-1PC 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, Sara Adams, in her staff report dated February 11 th, 2009, performed an analysis of the application based on the review standards and the "City of Aspen Historic Preservation Design Guidelines, found them to have been met for Final Review, and recommended approval with conditions; and WHEREAS, at their regular meeting on February 11, 2009, the Historic Preservation Commission considered the application, found the application was consistent with the applicable review standards and the "City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote of 5 to 0. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby recommends approval for Major Development Review (Final), for the property located at 541 Race Street and 541 %2 Race Street, Lot 6, Fox Crossing Subdivision, City and Townsite of Aspen, Colorado as proposed with the following conditions; 1. Grading Option C is approved. 2. The stone foundation is not approved for either cabin or the addition. An alternate material and detail will be proposed and reviewed and approved by the full board prior to the submittal for a building permit. .. 3. A detail of the porch column extension/replacement and details o f kick plates to extend both doors (front and side) will be submitted with the building permit application and reviewed and approved by the full board. 4. All porch decking will remain and be restored. Staff and monitor approval is required before any decking or any historic element on the cabin is removed. 5. A metal roof material and style will be reviewed and approved by the full board prior to submittal for a building permit. 6. A landscape plan, including driveway and walkway materials, will be submitted with the building permit application for review and approval by the full board. 7. Lighting fixtures and a lighting plan will be reviewed and approved by Staff and monitor prior to purchase and installation. 8. The current 'line shack #1" and "line shack #2 ' signs will be retained in their current location. 9. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 10. The applicant shall document, using photographs and drawings, all historic elements prior to restoration and relocation of the building. 11. A construction plan with detailed phases for the development of this lot shall be submitted with the building permit application for approval by HPC Staff. The historic home shall be secured. stabilized and protected during construction, and rehabilitation of the historic home shall be in the primary phase o f development. 12. A structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the house mover must be submitted with the building permit application. The applicant must provide information as to whether or not the existing floor structure will be maintained and the pro's and con's of the decision for review and approval by staff and monitor. 13. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure must be submitted with the building permit application. 14. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application. 15. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 16. The conditions of approval, both Conceptual and Final HPC Resolutions, are required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 17. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to lIPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 18. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 19. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date o f issuance of .. a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 541 and 541 M Race Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. [signatures on the following page] .. APPROVED BY THE COMMISSION at its regular meeting on the 1lth day of February 2009. Brian McNellis, Temporary Chair Approved as to Form: Jim True, City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk .. MEMORANDUM TO: Mayor and Aspen City Council FROM: Sara Adams, Historic Preservation Planner RE: 541 and 541 M Race Street, Resolution 5 Series of 2009 DATE: February 12, 2009 Section 26.415.120.B of the Municipal Code, Appeals, Notice to City Council and Call Up, states that following the adoption of a resolution approving, approving with conditions or disapproving a development application for the development of a designated property, the HPC shall promptly notify the City Council of its action to allow the City Council an opportunity to avail itsel f of the Call Up procedure. The City Council may order Call Up of these actions of the HPC within thirty (30) days of the decision. Consequently no associated permits can be issued during the 30-day call up period. On February 11, 2009, the Historic Preservation Commission granted, through the adoption of Resolution 5, Series 2009. a development order to add onto the landmark cabins located on Fox Crossing. Two designated cabins are located on Lot 6 of the Fox Crossing Subdivision. One cabin is approved to be a free market residence with a one story addition and the other cabin is going to be converted to a deed restricted for-sale affordable housing unit and remain unaltered. The 500 square foot FAR bonus was granted for rehabilitation and sensitive design of the new addition. All of the parking requirements are met on site. Side yard and front yard setback variances were granted during Conceptual approval to accommodate the two cabins on the small lot. City Council has until March 13, 2009 to call up this project. Li 40 0 ATTACHiMENT 6 AFFIDAVIT OF PUBLIC NOTICE EQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 544 avwl 541 'h- Baca 54-reet , Aspen, CO SCHEDULED PUBLIC HEARING DATE: F:â‚¬.brup,r~ il , 200-9- STATE OF COLORADO ) ) SS. County of Pitkin ) I, danvir Den-Ina-lion (name, please print) being or representing an Applicant to thbkity of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) o f the Aspen Land Use Code in the following manner: 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 posyd at least fifteen (15) days prior to the public hearing and was continuously visible from the23>Ylay of danUE 01 , 2003-, to and including the date and time of the public hearing. A photograph ofthe pb#ted notice (sign) is attached hereto. ~ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses o f property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date o f the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 .. 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 o f a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description o f, and the notice to and listing of names and addresses o f owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. CLUL Sid'nature The foregoing "Affidavit ofNotice" was acknowledged before me this 1 I day of Feto rucry , 200_9, by Ii,9 Al i I E - La. r la. WITNESS MY HAND AND OFFICIAL SEAL My commission expires: (Oilâ€¢Ii 2-0, 2 c 94-- c:c L _=Â¥fc-J=__ Notary fâ‚¬blic 6/ 4 &86:~111~ PUBLIC NOTICE f APPLICANT: FOX CROSSING PARTNE*5.-LLC PURPOSE: HPC TO GRANT FINAL APPROVAL FOR AN ADDITION TO ONE OF THE HISTORIC CA81NS AND THE CONVERSION OF THE OTHER HISTORIC CABIN TOADEED RESTRICTED FOR SALE ADU ADDRESS: 0541 RACE: STREET LOT 6 COMMENTS/OBJECTIONS: Any comments or objections must be provided to the Pitkin County Community Development Department, ~~ 130 South Galena Street, Aspen, CO 81611, 970Â·920Â·5526 by the following date. - 1 ONE FEBRUARY 11, 2CO9 .-. ..0- FOR FURTHER INFO 0 CONTACT: SARAADAMS (970429-2778 1, 3 Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 PUBLIC NOTICE RE: 541 RACE STREET- MAJOR DEVELOPMENT (FINAL) NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 11, 2009 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 Fox Crossing Partners, LLC, 601 East Hopkins Avenue, Ste. 202 represented by Charles Cunniffe Architects, 610 East Hyman Avenue, Aspen, Colorado. HPC is asked to grant Final approval for an addition to one of the historic cabins and the conversion of the other historic cabin to a deed- restricted, for-sale ADU. Both cabins are located on Lot 6, aka Houses Kl and K.2, of the Fox Crossing Subdivision, City of Aspen, Colorado. For further information, contact Sara Adams at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429- 2778, sara.adams@ci.aspen.co.us. s/Michael Hoffman Chair, Aspen Historic Preservation Commission Published in the Aspen Times on January 25,2009 City of Aspen Account -1 . ".....Ill'.-~- . -- 1 f-==- Easy, Peel Labels ~AVERYÂ®5160Â® ~ Use Avery.Â® TEMPLATE 5160Â® t--39 iFel~aper - for Easy Peel FeatureJ ~1 707 HOLDING COMPANY LLC 50% INT ASPEN CENTER FOR ENVIRONMENTAL 1127 VINE STREET CORP C/O KRABACHER & SANDERS PC STUDIES PO BOX 1730 201 N MILL ST #201 100 PUPPY SMITH ST VERO BEACH, FL 32961 ASPEN, CO 81611 ASPEN, CO 81611 AUGELLO MICHAEL & GLADYS M AUSTER-STEIN M LEAH BAEHR LYNNE 1131 VINE ST PO BOX 7963 1132 VINE ST ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 BAKER JAMES A SR & SHERRI L BECKER JANICE BELL MARTIN W 1/3 1052 VINE ST 72 ALDER AVE 5217 18TH AVE NE ASPEN, CO 81611 SAN ANSELMO, CA 94960 SEATTLE, WA 98105 BERNARD SUSAN BETTIO JACK A BITTNER SHIRLEY MARIE PO BOX 8908 3875 RIDGEWAY RD 123 VINE ST ASPEN, CO 81612 MANCHESTER, NJ 08759 ASPEN, CO 81611 BOOKBINDER FISHDANCE & DELANEY BOLTON LANCE BROOKES E ALAN LLC PO BOX 2762 PO BOX 5764 164 LITTLE PARK RD ASPEN, CO 81612 PLAYA DEL REY, CA 90296 GRAND JUNCTION, CO 81503 BURROWS ARTHUR & COLLEEN BURTIN JORGE & ROSALBA FAMILY BUNEVICH PETER & BRIGITTE COLLINS TRUST 5301 CRACHER BARREL 410 N MILL ST #B-11 2543 MONACO DR COLORADO SPRINGS, CO 80917 ASPEN, CO 81611 LAGUNA BEACH, CA 92651 BUSCH JON LOWELL BYRUM PATRICIA B REV TRUST CARDAMONE JAMES M & MICHELE W 548 RACE ST 100 LEATHERWOOD CIR 0104 VAGNEUR LN ASPEN, CO 81611 MARTINSVILLE, VA 24112 BASALT, CO 81621 CENTURION PARTNERS GS LLC CARDER FAMILY PARTNERSHIP CENTENNIAL ASPEN 11 LP C/O SARPA JOHN 1100 S RACE 100 LUKE SHORT CT 300 S SPRING ST DENVER, CO 80210 ASPEN, CO 81611 ASPEN, CO 81611 CITY OF ASPEN CLAFFEY WALTER W TRUST CHAPMAN HARVEY G JR & RUTH J ATTN FINANCE DEPT CO ZAP HOUSE CLEANING 717 KUPULAU DR 130 S GALENA ST PO BOX 8313 KIHEI, HI 96753-9349 ASPEN, CO 81611 ASPEN, CO 81612 CLEAVER CHRISTIN CLARK COATES MARY ANN TRUST CROWLEY ELAINE C PO BOX 8993 12664 VAL VERDE DR 1030 VINE ST ASPEN, CO 81612-8993 OKLAHOMA CITY, OK 73142 ASPEN, CO 81611-1550 ttiquettes faciles & peler A Consultez la feuille www.avery.com .. C... A. Au,rnement d'instruction 1-800-GO-AVERY Easy Peel Labels -91 1 A m See Instruction Sheet 1 ~AVERYÂ®5160Â® Use AyeryÂ® TEMPLATE 5160Â® 6' 1-424 i.....- En,9 1,~aper for Easy Peel Feature 1 ~ DOWELL RONALD R DAVIS SILVIA DELISE DONALD LEE DOWELL MARSHA S 509 RACE ST PO BOX 345 35 WEST BIGHORN COURT ASPEN, CO 81611 WOODY CREEK, CO 81656 SEDONA, AZ 86351 DRISKELL DOUGLAS ELLIS CHRISTOPHER & AUDREY ERSPAMERJOHN 200 COTTONWOOD LN PO BOX 8386 534 SPRUCE ST #1 ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 FABER JOHN A FOX CROSSING PARTNERS LLC FREI MURIEL J REV TRUST 8515 BOULEVARD 26 APT 1705 601 E HOPKINS AVE #202 PO BOX 2171 N RICHLND HLS, TX 76180-5653 ASPEN, CO 81611 ASPEN, CO 81612 GAGLIANO MICHAEL A GD ASPEN PARTNERSHIP GENDELS STACEY A 2240 E ATHENS AVE 6250 N RIVER RD #11-100 1024 VINE ST ORANGE, CA 92867 ROSEMONT, IL 60018 ASPEN, CO 81611 GEREB BARRY GREENWALD ALAN GREENWOOD GRETCHEN PO BOX 1804 500 E 77TH ST APT 1708 520 WALNUT ST ASPEN, CO 81612 NEW YORK, NY 10162-0017 ASPEN, CO 81611 HARRIS DAVID G & MARGARET ANN HARRISON WILLIAM E & CANDACE S HAUENSTEIN WARD & ELIZABETH 533 SPRUCE ST 1041 VINE STG 535 SPRUCE ST ASPEN, CO 81611 ASPEN, CO 81611-3271 ASPEN, CO 81611 HECKER ROSE ROSENFIELD HAUER MINEKO HEGARTY THOMAS ROSENFIELD ANITA 202 COTTONWOOD LN PO BOX 1475 250 RAINTRAIL RD ASPEN, CO 81611 ASPEN, CO 81612 SEDONA, AZ 86351 HUNTER CREEK 1045 PARTNERSHIP HELLER PEGGY JO HYDE ARTHUR C JR A MINNESOTA GENERAL PARTNERSHIP 38817 LOBELIA CIR PO BOX T 4428 YORK AVE SOUTH PALM DESERT, CA 92211 ASPEN, CO 81612 MINNEAPOLIS, MN 55410 ILICH MARK KANTER MARC E KAPLAN RICHARD 1132 VINE ST 3890 SE OLD ST LUCIE BLVD 350 N LA SALLE ST #800 ASPEN, CO 81611 STUART, FL 34996 CHICAGO, IL 60610 KAUFMAN STEPHEN M TRUST KERR MICHAEL KRIS LIVING TRUST KLEPPINGER KENT 3 RIVERWAY STE 1350 1006 LAUREN LN 1047 VINE ST HOUSTON, TX 77056 BASALT, CO 81621 ASPEN, CO 81611 ttiquettes faciles & peler A Consultez la feuille www.avery.com Utilisez le aabarit AVERYÂ® 5160Â® Sens de chargement d'instruction 1-800-GO-AVERY 1â‚¬m '--Jin 1 Easy PeÂ·el Labeis i I See Instruction Sheet i Uie AveryÂ® TEMPLATE 5160Â® RK, Â·tj IFe~per - ' for Easy Peel Featurel ~ ~AVERYÂ®5160Â® LAI RICHARD TSENG-YU AND KLUG WARREN E & KATHLEEN M LARSON WENDY L LAI BARBARA ELLEN 100 N 8TH ST #3 1316 VINE ST 243 COLLEGE PL ASPEN, CO 81611 ASPEN, CO 81611-3277 NORFOLK, VA 23510 LEONARD LINDA SCHIERSE LEWIN JOHN R JR LOWENSTEIN ADAM 2665 JUILLIARD ST 906 VINE ST 2108 CHAPALA ST BOULDER, CO 80305 ASPEN, CO 81611 SANTA BARBARA, CA 93105-3905 MACK EDWARD E TRUST LUU CAM THU LUU TONY C/O LITTLER MENDELSON 435 E MAIN PO BOX 795 200 N LASALLE ST #2900 ASPEN, CO 81611 ASPEN, CO 81612 CHICAGO, IL 60601 MANIE MICHAEL B MANNING SARAH E MCDONAGH THOMAS G PO BOX 11373 PO BOX 10665 1024 VINE ST ASPEN, CO 81612 ASPEN, CO 81612 ASPEN, CO 81611 MCF TRUST MCGUIRE MARY MELVILLE SUSAN 3535 MILITARY TRAIL 37 HOOK ST 333 E DURANT AVE JUPITER, FL 33458 SOUTHBRIDGE, MA 01550 ASPEN, CO 81611 MENDELSON MEL I MINERS MOUNTAIN HOUSE LLC MIRIN BERNARD MENDELSON ROBERTA L 5107 HIGHPOINT DR PO BOX 7681 7426 EL MANOR AVE TOLEDO, OH 43615 ASPEN, CO 81612 LOS ANGELES, CA 90045 MUSSO PAMELA LYONS MOORE THOMAS P & TERRY L 2/3 NELSON VANESSA R MUSSON RICHARD L 802 KESTRIL CT 901 VINE ST 319 LOCUST ST BASALT, CO 81621 ASPEN, CO 81611-1570 DENVER, CO 80220 NEWELL GEORGE S NUGENT KATHRYN M LIVING TRUST OHAGAN KEVIN M & KATHRYN G PO BOX 2179 501 VIA CASITAS APT 106 6225 WAKEFALLS DR BOULDER, CO 80306 GREENBRAE, CA 94904 WAKE FOREST, NC 27587-6261 PARKER STEPHEN PAULSON WILLIAM T PORTER THOMAS &BG WYCOFF ANN PO BOX 7693 480 E JETER RD 1010 VINE ST BARTINVILLE, TX 76226 ASPEN, CO 81612 ASPEN, CO 81611 POUTOUS MARCIA PRIMIANI MARC S PRYMAK WILLIAM 534 SPRUCE ST #1 11150 SANTA MONICA BLVD #400 1530 W 10TH AVE ASPEN, CO 81611 LOS ANGELES, CA 90025 BROOMFIELD, CO 80020 Etiquettes faciles & peler A Consultez la feuille www.avery.com 11+ilica. 10 -ah.rit AVERYÂ® 4 1610Â® Sens de charaement rl'ineri,rtinn 1.Ann.Gn.AVERY n;al . hasy Peel Labels rpc- lise AveryÂ® TEMPLATE 5160Â® [--<44 1"fl~aper 'f==rÂ·t~ tor Easy Fee! tealturel ~ ~AVERYÂ®5160Â® RAM PROPERTIES LLC RAUCHENBERGER CARL & MERILYN REPPLINGER WILLIAM M PO BOX 7107 304 REEVES ST 1125 VINE ST WILMINGTON, DE 19803 KISSIMMEE, FL 34747-5056 ASPEN, CO 81611 RESTAINO THOMAS RIDLING JERRY B & MURIEL M ROSENFIELD DAVID BARRY & MARIA 72 ALDER AVE 1110 STONYBROOK DR 3382 DEL MONTE DR SAN ANSELMO, CA 94960 NAPA, CA 94558 HOUSTON, TX 77019 ROTHCHILD JOHN H TRUST 50% ROSIN RICHARD & DRITA SANDERS RICHARD ALLEN ROTHCHILD SUSAN BERNS TRST 50% 28246 FRANKLIN RD 7250 OLD LEBNON RD 5 ISLANDAVE#11D SOUTHFIELD, MI 48034 CAMPBELLSVILLE, KY 42718-8015 MIAMI BEACH, FL 33139 SARNO JOHN J JR 2001 REV TRUST SHERMAN FAMILY TRUST 70% SHERMAN YONEKO SUZUKI CO MARY ANN SARNO TRUSTEE FITZGERALD JOHN C 30% 1001 VINE ST 6 EUSTIS ST 38 MILLER AVE PMB #109 ASPEN, CO 81611 STONEHAM, MA 02180 MILL VALLEY, CA 94941 SHOSTAC DAVID SKADRON STEVEN J SMITH NANCY ROSS SHOSTAC ALEXES 1022 VINE ST 315 J WILLRICH CIR 2509 AIKEN AVE ASPEN, CO 81611-3272 FOREST HILL, MD 21050 LOS ANGELES, CA 90052 SPEER CHRISTINE REV TRUST STANLEY NANCY C STITT KENDRA LEIGH IRREV TRUST PO BOX 2734 8918 BURTON WY #4 1450 SILVER KING DR BONITA SPRINGS, FL 34133 BEVERLY HILLS, CA 90211 ASPEN, CO 81611 TANGUAY MICHAEL L TASSE JEFF THIEMER FRED 319 AABC #G 37 HOOK ST 1051 VINE ST ASPEN, CO 81611-3516 SOUTHBRIDGE, MA 01550 ASPEN, CO 81611 TOWNSEND R JAMES TRAN HONG HUONG VAUGHAN PATRICK 1112 VINEST 814 W BLEEKER ST #Cl 908 VINE ST ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 VILIS PASTS WALKER ROBERT J WALLE GABRIELE 30 WILLETT POND DR PO BOX 7932 PO BOX 1588 WESTWOOD, MA 02090 ASPEN, CO 81612 ASPEN, CO 81612 WARLOP ELIZABETH F WEIL JONAS WENZEL KAREN M 21 3RD ST 12826 WETHERSFIELD RD 1125 VINE ST BROOKLYN, NY 11231-4805 SCOTTSDALE, AZ 85259 ASPEN, CO 81611 ttiquettes faciles & peler A Consultez la feuille www.avery. com Utilisez le aabarit AVERYÂ® 5160Â® Sens de chargement d'instruction 1-800-GO-AVERY #asy hel Labels Er:In See Instruction Sheet i EZE ~AVERYÂ®5160Â® ~ 'the AveryÂ® TEMPLATE 5150Â® Gfl ;Flaper -'-1 for Easy Peel Featurel ~ WICHMANN VICTORIA WIENER WILLIAM B JR WILLIAMS DONALD R & NANCY PO BOX 12222 333 TEXAS ST #2290 365 LARIMORE VALLEY DR ASPEN, CO 81612 SHREVEPORT, LA 71101 WILDWOOD, MO 63005 YOUNG FAMILY TRUST 50% INT ZUPANCIS ROBERT L PO BOX 133 PO BOX 11481 ASPEN, CO 81612 ASPEN, CO 81612 ttiquettes faciles A peler A Consultez la feuille www. avery. com Utilisez le aabarit AVERYÂ® 5160Â® Sens de chargement d'instruction 1-800-GO-AVERY .. AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (ED, ASPEN LAND USE CODE ADDRESS OF PROPERTY: 5 41 '~~XCE :57 , Aspen, CO SCHEDULED PUBLIC HEARING DATE: lÂ»ed 0-Wek> Lie 95:00 e.rn , 200 9 STATE OF COLORADO ) ) SS. County of Pitkin ) I, An ovela <Scof E-n (name, please print) being or represdnting an Applicant to the City bf 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 iii the following manner: ~ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Sid notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the day of , 200 , to and including the date and time of the public hearing. A photograph 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 all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and goi,ernmental agencies so noticed is attached hereto. (continued on next page) .. Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions that create more than one lot, Planned Unit Developments, Specially Planned Areas, and COWAPs are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses o f owners o f real property in the area o f the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. .Um 2 Sa- Signa~re / The foregoing "Affidavit of Notice" was acknowledged before me this 24 day OC-En Lit , 2001, by A-Aclel.4 S 66Â« C~L/~ bt J' ~722 53 gl I;:Y grESQUE WITNESS MY HAND AND OFFICIAL SEAL - 8. 9:411:ZE.82.21 :31 ill 2 ?*8/24Ng N E R. 25 R X! : RW.2:8/5Â£C..2/9 ....00:1 00 My comInission expires: 5/9 )20)2 =Â» *2 Ea22=25322*immbi04~ ~~-p 8 35@gbc@&2%22F'<25#I lm@ I FÂ»-22*22-3-222-22--*%-2-5E -320 Notary Public \ 221: 092:31iti.ilim Em 69% f.%,/ e:.. 0 < CORY J. ~ 32; 122% EES"56/:0% ~ \ GARSKE . 8 1 W. %%.........ga ATTACHMENTS AS APPLICABLE: â€¢ COPY OF THE PUBLICATION My Commission Expires 05/0%2012 â€¢ PHOTOGRAPH OF THE POSTED NOTICE (SIGN) â€¢ LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL â€¢ APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 82)'6002 ~~Cham kienuer uo Al)tae/A sewi-Â£ ueds ~0 u! palls,lq UOISS!wulo0 uo e e 9........ .. .. DATE: February 11, 2009 TO: City Council P&Z RE: Fox Crossing FROM: Colleen Burrows Regarding approval for the cabins located on Race Alley there are several points I hope members will take into account before moving forward tonight. 1) The developers raising grades on the Fox Crossing property affects the neighbors who live behind or east of this subdivision. There is and always has been a gentle sloping west, allowing down valley views of Mount Sopris for everyone. By allowing Fox Crossing to lift their grades on each project it negatively impacts neighbors to the East and sets the houses unnaturally high. Race Alley which we all worked hard to maintain character, allowing the narrow street width, will be closed in by higher grades. In the original approvals, grade raises on Race Alley were not part of the approvals. Fox Crossing already has expansive unobstructed down valley views and I believe it is insensitive to the east neighbors to prop their projects any higher. Everyone in this area works with down sloping lots and driveways. The beauty of the neighborhood and Griffith land has always been the gentle sloping nature. 2) In the original approval process, there was much discussion and concern about visitor parking & maintenance parking for Fox Crossing, as they chose to close off any interior east loop for service and parking. Planner Stan Clausen identified several places for this overflow parking including 3 or 4 spots at the far east end of Race Street on a piece of land adjacent to the Centennial lot at 0569 residence. This past Fall it was landscaped with trees, grass and a fence. We are painfully short on parking in this neighborhood. Smuggler is lacking, Centennial, Fox Crossing - all large projects with little overflow. I don't know why this was overlooked and changed, but I would like to suggest these 4 spots be put back. The Centennial lot already exists and these spots could easily coexist from the same point. Please consider making the developer provide these before it is too late and we residents on Spruce have to take in their impacts and others. 3) In the original approvals it was made clear that from the time the 'whole' permit was pulled, Fox Crossing would start and finish within 18 months as all projects are requested to do. No one in the neighborhood or Council anticipated Fox Crossing pulling one or two permits at a time. At this rate, we could be watching construction or staring at dirt piles and construction fences for 10-20 years. I realize the economy is the unfortunate wild card at this point, but I think it is unsafe and un-neighborly, to allow this area to remain fenced, dusty, and - .. unfinished for so long. The winning point to gain more density/approvals was how walking friendly it would be, connecting Lani White trail to Oklahoma flats and how lovely the parks (Rosalie further up Spruce St. as well as the cabins' park ) would be finished. We are at the end of year three and while progress has been made, I wonder if we'll ever see a finished walking trail connection with parks. Please require the developer finish these amenities for the public even if they don't finish construction on all the houses at this time. 4) Lastly, a reminder to members that a sidewalk was promised along Spruce Street for impacts and money was paid into a fund by the developer to be used for this purpose. The 0566 Fox Residence has also pushed out into the right of way this past Fall and planted many trees and shrubs, completely ignoring a sidewalk. I hope the members will make the developers connect the dots on sidewalks, parking, and respect the views of others by not allowing higher grades. Thank you for your time and consideration. Colleen Burrows .. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Historic Preservation Planner THRU: Amy Guthrie, Historic Preservation Officer RE: 541 Race Street, Major Development Review (Final), - Public Hearing DATE: February 11,2009 SUMMARY: Lot 6 of the Fox Crossing Subdivision is a designated historic landmark, pursuant to Ordinance 50 Series of 2004, which also granted subdivision approval to the Fox Crossing development. According to the subdivision approvals, Lot 6 is a 6,068 square feet lot approved to contain two historic 1960s log cabins (aka House Kl and House K2.). HPC granted Conceptual approval for a revised plan to construct an addition on one of the cabins, which will be a free market residence and to convert the other cabin to a deed restricted for-sale Accessory Dwelling Unit (ADU). The proposed ADU will remain largely unaltered with no external addition. As part of a consolidated application, HPC granted Residential Design Standard review and ADU Design Standard review. Dimensional variances and the 500 square foot FAR Bonus were granted for the project during Conceptual Review. A condition of approval required the applicant to revisit the grading plan. The applicant proposes three different options. Final approval is requested for the project. Staff recommends that HPC approve grading Option C and grant Final approval with conditions. APPLICANT: Fox Crossing Partners, LLC, 601 East Hopkins Avenue, Ste. 202, Aspen, CO, 81611. PARCEL ID: 2737-073-92-006. ADDRESS: Lot 6, Building Kl and K2, Fox Crossing Subdivision, Aspen, Colorado. ZONING: Medium Density Residential, R-6. MAJOR DEVELOPMENT (FINAL) The procedure for a Major Development Review, at the Final level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the 541 Race Street, HPC Final Review Page 1 of 12 .. 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 wil! 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 Design Guideline review Final review deals with details such as the landscape plan, lighting, fenestration, and selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A." Only those which staff finds warrant discussion are included in the memo. Historic Background: It is staff' s understanding that the Griffith cabins were built in 1964 as rental units. They help to illustrate the trends related to early development of tourism in Aspen Although most of the rustic style cabins built in Aspen after the early 1950's were kit log structures, these small cabins are true log, hand-built buildings. They are one story, rectangular homes with typical constructing detailing, such as overlapping log ends and chinking. Each has a limited number of small windows. Alterations include painting the logs and chinking, replacing the roof and the addition of storm windows and doors. Grading: HPC adopted the fullowing conditions of Conceptual approval related to site grading and the front porches: 1. The front porch of the free market residence will not be altered. 2. The applicant will restudy the grading to maintain the existing relationship to grade as appropriate to be reviewed during Final Review. The applicant submitted three different scenarios to address the relationship between front porches of the cabins and the grading between the cabins and toward the Park. 'rhe existing relationship of the eabins is illustrated in Exhibit E; basically, the front porches of each cabin are aligned on grade and there is a gentle slope toward the new Park. The crawl space beneath the cabins is accessed from the west (front) elevation which explains why the dirt is partially dug out and the concrete/CMU block foundation is exposed. After balancing the advantages and disadvantages of each option (see attached diagram), Staff finds that Option C is the most appropriate. The relationship between the cabins is maintained 541 Race Street. HPC Final Review Page 2 0 f 12 .. and the slope between the cabins and the Park is less steep than the other options. The drawback of Option C is that the floor will be lowered one foot to accommodate a greater plate height, which increases the amount of exposed foundation and would require a new front door and side door, and the extension or replacement of the porch columns (see discussion on doors on following page.) Staff finds that this is an appropriate tradeoff to make the cabins functional and maintain their existing contextual relationship. The front door is somewhat obscured by the front porch railing. Guideline 9.6 below implies some leniency in slightly adjusting the height of the structure when a new foundation is built, but Guideline 5.1 and 4.2 recommend maintaining the existing porch and front door dimensions. This is a very difficult preservation decision, especially considering the FAR Bonus granted at Conceptual, but Staff finds that character defining features of these two cabins are their relationship to one another as a pair, small scale (indicative of tourist/rental units popular in the 1960s) and the overall rustic log style, all of which are largely preserved in Option C. 5.1 Preserve an original porch. â€¢ Replace missing posts and railings when necessary. Match the original proportions and spacing o f balusters when replacing missing ones. . Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. â€¢ Expanding the size of a historic porch is inappropriate. 4.2 Maintain the original size of a door and its opening. â€¢ Altering its size and shape is inappropriate. It should not be widened or raised in height. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. â€¢ Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. â€¢ Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. Foundation Material: The applicant proposes a stacked stone veneer foundation (material samples are included in the application.) Staff finds that a stone veneer is inappropriate for this style of construction, as per guideline 9.5 below, and recommends either a simple metal foundation or a replication of the current concrete foundation as a more appropriate solution. This type of rustic style cabin did not have a stone foundation, so it is not appropriate to add one at this time. Staff recommends that the stone "wainscot" proposed around the free market residence be changed to reflect the foundation around the historic cabins. 9.5 A new foundation should appear similar in design and materials to the historic foundation. â€¢ 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. â€¢ 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. 541 Race Street, HPC Final Review Page 3 of 12 .. Landscape: The applicant focused primarily on the grading issue and does not propose a landscape plan at this time. Staff attached a photograph of the cabins taken from Race Alley in 2000 to illustrate the very simple landscape that is mainly sod. Staff recommends that Staff and monitor review and approve a landscape plan. Material: The applicant proposes a non-reflective, standing seam copper roof for both cabins and the free market residential addition. Staff believes that the current metal roof is a replacement, and finds that a new metal roof is appropriate; however standing seam copper metal seems too expensive a material for the original function of these cabins as gritty, tourist rentals. Staff recommends that the type and style of metal roof for both residences be reviewed and approved by Staff and monitor. Relevant guidelines 7.9 and 7.10 are below. 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. ' Replacement materials should be similar to those used historically on comparably styled buildings. m If a substitute is used, such as composition shingle, the roof materials, should be earth tone and have a matte, non-reflective finish. 1 Flashing should be in scale with the roof material. ' If copper flashing is to be used, it should be treated to establish a matte, non-reflective finish. 7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building. 1 A metal roof material should have an earth tone and have a matte, non-reflective finish. ' A metal roof with a lead-like patina also is an acceptable alternative. ' Seams should be of a low profile. ' A roof assembly with a high profile seam or thick edge is inappropriate. Staff finds that the details proposed for the new addition reference the horizontal logs on the historic resources in a contemporary and compatible style, which meets guidelines 10.4 and 10.11 below. Staff recommends that the Board discuss the appropriateness of the proposed aluminum channel between the wood siding, aluminum windows and front door on the new addition. The aluminum channel is recessed behind the wood siding and it creates an interesting reference to the white chinking on the historic cabins. Staff is in favor of this detail and figures that the recession o f the channel will lessen the shine o f the aluminum. Aluminum differentiates the addition from the historic cabins, but staff is concerned about the possible reflectivity of this material. 10.4 Design a new addition to be recognized as a product of its own time. â€¢ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. â€¢ A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. â€¢ The new materials should be either similar or subordinate to the original materials. 541 Race Street, 1-IPC Final Review Page 4 of 12 .. Doors and Porch Columns: If HPC selects Option C, the front and side doors would need to be replaced with replicas that fit the new door height. Staff believes that the current wood doors are original to the building. Option C also requires the replacement or extension of the porch columns to compensate for the increased plate height. This is obviously a difficult decision for HPC since these elements appear to be original and we typically do not allow the removal of original elements; on the other hand, the cabin needs to be functional and it needs to meet building codes (at least one door is required to be 32" x 80" for safety.) Fenestration: The applicant proposes to maintain and refurbish the original wood windows in the historic cabins. More contemporary windows are proposed for the addition, which provides interest along Race Street and distinguishes the addition as a product of its own time. Lighting: The applicant does not propose any lighting fixtures at this time. Staff recommends that Staff and monitor review and approve lighting fixtures and locations prior to the issuance of a building permit. Details: Staff request clarification as to whether the "line shack #1" and "line shack #2" signs that are outside the side doors are going to be retained on the cabins. A century ago the term "line shack" referred to a cabin on the open range where cowboys could take shelter from nature' s wrath. The signs represent the original intent of these cabins as tourist/rental accommodations. Staff recommends that the signs are stored during construction and replaced in the current location on the cabins before completion of the project. DECISION MAKING OPTIONS: The HPC may: â€¢ approve the application, â€¢ approve the application with conditions, â€¢ disapprove the application, or â€¢ continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends that HPC grant Major Development Review (Final) for the property located at 541 Race Street, Lot 6. Fox Crossing Subdivision, City and Townsite o f Aspen, Colorado with the following conditions; 1. Grading Option C is approved. 2. The stone foundation is not approved for either cabin or the addition. An alternate material and detail will be proposed and reviewed and approved by Staff and monitor prior to the submittal for a building permit. 3. A detail of the porch column extension/replacement and details of both new doors (front and side) will be submitted with the building permit application and reviewed and approved by the Staff and monitor. 4. All porch decking will remain and be restored. Staff and monitor approval is required before any decking or any historic element on the cabin is removed. 541 Race Street, HPC Final Review Page 5 of 12 .. 5. A metal roof material and style will be reviewed and approved by Staff and monitor prior to submittal for a building permit. 6. A landscape plan, including driveway and walkway materials. will be submitted with the building permit application for review and approval by Staff and monitor. 7. Lighting fixtures and a lighting plan will be reviewed and approved by Staff and monitor prior to purchase and installation. 8. The current "line shack #1" and "line shack #2" signs will be retained in their current location. 9. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 10. The applicant shall document, using photographs and drawings, all historic elements prior to restoration and relocation of the building. 11. A construction plan with detailed phases for the development of this lot shall be submitted with the building permit application for approval by HPC Staff. The historic home shall be secured, stabilized and protected during construction, and rehabilitation of the historic home shall be in the primary phase of development. 12. A structural report demonstrating that the building can be moved and/or information about how the house will be stabilized from the house mover must be submitted with the building permit application. The applicant must provide information as to whether or not the existing floor structure will be maintained and the pro's and con's of the decision for review and approval by staff and monitor. 13. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure must be submitted with the building permit application. 14. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application. 15. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 16. The conditions of approval, both Conceptual and Final HPC Resolutions, are required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 17. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 18. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 19. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. I-Iowever, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record 541 Race Street, HPC Final Review Page 6 of 12 .. all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 541 and 541 M Race Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Exhibits: A. Relevant Design Guidelines and ADU Purpose Statement and Standards. B. Diagram analyzing the proposed grading options. C. Photographs D. Minutes from HPC Meeting on June 25,2008, Conceptual Review E. Application 541 Race Street, HPC Final Review Page 7 of 12 .. "Exhibit A: Relevant Design Guidelines and ADU Standards for 541 Race Street, Conceptual Review" 5.1 Preserve an original porch. â€¢ Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. â€¢ Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. â€¢ Expanding the size of a historic porch is inappropriate. 5.2 Avoid removing or covering historic materials and details on a porch. â€¢ Removing an original balustrade, for example, is inappropriate. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. â€¢ This also applies to large, multifamily structures. There should be at least one primary entrance and should be identified with a porch or entry element. 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. ' Replacement materials should be similar to those used historically on comparably styled buildings. ' If a substitute is used, such as composition shingle, the roof materials should be earth tone and have a matte, non-reflective finish. ' Flashing should be in scale with the roof material. ' If copper flashing is to be used, it should be treated to establish a matte, non-reflective finish. 7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building. â€¢ A metal roof material should have an earth tone and have a matte, non-reflective finish. 1 A metal roof with a lead-like patina also is an acceptable alternative. " teams should be of a low profile. 1 A roof assembly with a high profile seam or thick edge is inappropriate. 9.1 Proposals to relocate a building will be considered on a ease-by-case basis. â€¢ In general, relocation has less of an impact on individual landmark structures than those in a historic district. â€¢ It must be demonstrated that relocation is the best preservation alternative. â€¢ Rehabilitation of a historic building must occur as a first phase of any improvements. â€¢ A relocated building must be carefully rehabilitated to retain original architectural details and materials. â€¢ 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. â€¢ The design of a new structure on the site should be in accordance with the guidelines for new construction. ' In general, moving a building to an entirely different site or neighborhood is not approved. 541 Race Street, HPC Final Review Page 8 0 f 12 .. 9.5 A new foundation should appear similar in design and materials to the historic foundation. â€¢ 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. â€¢ 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. â€¢ Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. ~ Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. â€¢ 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. â€¢ An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. â€¢ 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. â€¢ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. â€¢ A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. â€¢ The new materials should be either similar or subordinate to the original materials. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. â€¢ The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. â€¢ All exterior light sources should have a low level o f luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. â€¢ Unshielded, high intensity light sources and those which direct light upward will not be permitted. â€¢ Shield lighting associated with service areas, parking lots and parking structures. â€¢ Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. â€¢ Do not wash an entire building facade in light. 541 Race Street, HPC Final Review Page 9 0 f 12 .. â€¢ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. â€¢ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. â€¢ Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. â€¢ Lighting shall be carefully located so as not to shine into residential living space. on or off the property or into public rights-of-way. 14.10 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. â€¢ Avoid the removal of damaged materials that can be repaired. â€¢ Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. 14.17 Design a new driveway in a manner that minimizes its visual impact. â€¢ Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. â€¢ If an alley exists, a new driveway must be located off of it. 26.520 Affordable Dwelling Units and Carriage Houses 26. 520.010 Purpose The purpose of the Accessory Dwelling Unit (ADU) and Carriage House Program is to promote the long-standing community goal of socially, economically, and environmentally responsible development patterns which balance Aspen the resort and Aspen the community. Aspen values balanced neighborhoods and a sense of commonality between working residents and part-time residents. ADUs and Carriage I Iouses represent viable housing opportunities for working residents and allow employees to live within the fabric of the community without their housing being easily identifiable as "employee housing." ADUs and Carriage Houses also help to address the affects of existing homes, which have provided workforce housing, being significantly redeveloped, often as second homes. ADUs and Carriage Houses support local Aspen businesses by providing an employee base within the town and providing a critical mass of local residents important to preserving Aspen's character. ADUs and Carriage Houses allow second homeowners the opportunity to hire an on- site caretaker to maintain their property in their absence. Increased employee housing opportunities in close proximity to employment and recreation centers is also an environmentally preferred land use pattern, which reduces automobile reliance. Detached ADUs and Carriage Houses emulate a historic development pattern and maximize the privacy and livability o f both the ADU or Carriage Houses and the primary unit. Detached ADUs and Carriage Houses are more likely to be occupied by a local working resident, furthering a com-munity goal of housing the workforce. To the extent Aspen desires detached ADIJs and Carriage Houses which provide viable and livable housing opportunities to local working residents, detached ADUs and Carriage Houses qualify existing vacant lots of record and significant redevelopment of existing homes for an 541 Race Street, HPC Final Review Page 10 of 12 .. exemption from the Growth Management Quota System. In addition, detached ADUs and Carriage Houses deed restricted as "For Sale" units, according to the Aspen/Pitkin County Housing Authority Guidelines, as amended, and sold according to the procedures established in the Guidelines provide for certain Floor Area incentives. 26.520.050 Design Standards All ADUs and Carriage Houses shall conform to the following design standards unless otherwise approved, pursuant to Section 26.520.080, Special Review: 1. An ADU must contain between 300 and 800 net livable square feet, 10% of which must be a closet or storage area. An Carriage House must contain between 800 and 1,200 net livable square feet, 10% of which must be closet or storage area. 2. An ADU or Carriage House must be able to function as a separate dwelling unit. This includes the following: a) An ADU or Carriage House must be separately accessible from the exterior. An interior entrance to the primary residence may be approved. pursuant to Special Review; b) An ADU or Carriage House must have separately accessible utilities. This does not preclude shared services; c) An ADU or Carriage House shall contain a kitchen containing, at a minimum, an oven, a stove with two burners, a sink, and a refrigerator with a minimum of 6 cubic feet of capacity and a freezer; and, d) An ADU or Carriage House shall contain a bathroom containing, at a minimum, a sink, a toilet, and a shower. 3. One parking space for the ADU or Carriage House shall be provided on-site and shall remain available for the benefit of the ADU or Carriage House resident. The parking space shall not be stacked with a space for the primary residence. 4. The finished floor height(s) of the ADU or Carriage House shall be entirely above the natural or finished grade, whichever is higher, on all sides of the structure. 5. The ADU or Carriage House shall be detached from the primary residence. An ADU or Carriage House located above a detached garage or storage area shall qualify as a detached ADU or Carriage House. No other connections to the primary residence, or portions thereof, shall qualify the ADU or Carriage House as detached. 6. An ADU or Carriage House shall be located within the dimensional requirements of the zone district in which the property is located. 7. The roof design shall prevent snow and ice from shedding upon an entrance to an ADU or Carriage House. If the entrance is accessed via stairs, sufficient means of preventing snow and ice from accumulating on the stairs shall be provided. 8. ADUs and Carriage Houses shall be developed in accordance with the requirements of this title which apply to residential development in general. These include, but are not limited to, the Uniform Building Code requirements related to adequate natural light, 541 Race Street, LIPC Final Review Page 11 of 12 .. ventilation, fire egress, fire suppression, and sound attenuation between living units. This standard may not be varied. 9. All ADUs and Carriage Houses shall be registered with the Housing Authority and the property shall be deed restricted in accordance with Section 26.520.070 Deed Restrictions. This standard may not be varied. 541 Race Street, HPC Final Review Page 12 of 12 .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL), FOR THE PROPERTY LOCATED AT 541 AND 541 M RACE STREET, LOT 6, OF THE FOX CROSSING SUBDIVISION, CITY OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 2009 PARCEL ID: 2737-073-92-006. WHEREAS, the applicant, Fox Crossing Partners, LLC, 601 East Hopkins Avenue, Ste. 202, Aspen, CO, 81611, represented by Janver Darrington of Charles Cunniffe Architects. requests Major Development (Final) for the property located at 541 and 541 h Race Street, Lot 6 of the Fox Crossing Subdivision, City of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4.of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Sara Adams, in her staff report dated February 11 th, 2009, performed an analysis of the application based on the review standards and the "City of Aspen Historic Preservation Design Guidelines, found them to have been met for Final Review, and recommended approval with conditions; and WHEREAS, at their regular meeting on February 11, 2009, the Historic Preservation Commission considered the application, found the application was consistent with the applicable review standards and the "City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote of to NOW, THEREFORE, BE IT RESOLVED: That HPC hereby recommends approval for Major Development Review (Final), for the property located at 541 Race Street and 541 14 Race Street, Lot 6, Fox Crossing Subdivision, City and Townsite of Aspen, Colorado as proposed with the following conditions; 1. Grading Option C is approved. 2. The stone foundation is not approved for either cabin or the addition. An alternate material and detail will be proposed and reviewed and approved by Staff and monitor prior to the submittal for a building permit. .. 3. A detail of the porch column extension/replacement and details of both new doors (front and side) will be submitted with the building permit application and reviewed and approved by the Staff and monitor. 4. All porch decking will remain and be restored. Staff and monitor approval is required before any decking or any historic element on the cabin is removed. 5. A metal roof material and style will be reviewed and approved by Staff and monitor prior to submittal for a building permit. 6. A landscape plan, including driveway and walkway materials, will be submitted with the building permit application for review and approval by Staff and monitor. 7. Lighting fixtures and a lighting plan will be reviewed and approved by Staff and monitor prior to purchase and installation. 8. The current "line shack #1" and "line shack #2" signs will be retained in their current location. 9. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 10. The applicant shall document, using photographs and drawings, all historic elements prior to restoration and relocation of the building. 11. A construction plan with detailed phases for the development of this lot shall be submitted with the building permit application for approval by HPC Staff. The historic home shall be secured, stabilized and protected during construction, and rehabilitation of the historic home shall be in the primary phase of development. 12, A structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the house mover must be submitted with the building permit application. The applicant must provide information as to whether or not the existing tloor structure will be maintained and the pro's and con's of the decision for review and approval by staff and monitor. 13. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure must be submitted with the building permit application. 14. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application. 15. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 16. The conditions of approval, both Conceptual and Final HPC Resolutions, are required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 17. The applicant shall be required to provide the contractor with copies of the 1-1PC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Ilistoric Preservation Officer prior to applying for the building permit. 18. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 19. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of .. a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein. within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 541 and 541 M Race Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. [signatures on the following page] .. APPROVED BY THE COMMISSION at its regular meeting on the 11th day of February 2009. Michael Hoffman, Chair Approved as to Form: Jim True, City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 4 Relationship to grade/ between Option Relationship to Park Front door/Porch elements two cabins - Only raise the plate height - Only free market AJ of the free market residence needs a new residence and NOT the front door and porch ADU. Steep slope, similar to that columns to compensate for A - Free market cabin porch presented at Conceptual Review increase in plate height. no longer matches ADU - Both cabins have operable porch* L front doors that access the front porch. - Front doors are - Drop the floor in both inoperable; making the cabins (subgrade) but no front porch awkward and change to the front Slope is a bit more gradual than interior space is strange B porches. (bottom of front door is option A. - Maintain the existing located 1 ' above floor.) relationship between - No change to porch cabins. elements Both cabins need new doors (front and side) and - Raise the plate height in new/extended porch ~ BOTH the free market and columns. Slope appears less steep than other C ADU residences. - l' added to base of each options. - Both porches are extended cabin (new foundation) and therefore still match. - Both cabins have operable doors that access the front porch. 4 1 . 40 + X . .,0 . - .. - I ' f: 3 2 ' : ANX; 19,74.t >r . 2 1, Ir Â· , u,Â« â€¢ - Ila:=, 1 . I 4Y 0-alliz.:... . f '..2.4... â‚¬ 47., ..TE 4 -61Â£* 2-9 7-5 - '9'Avpsit .....4 - li -I .. 7 ..- ' , I , . i. 4 .. /4 I 46. .r . 0. 1 &1 6 - -=.=-I/- 1- W. 0 AA - Ir. 1 - - .*I. I 1&2~2R2-~ 3 -3Â» r -. .I --I...""- -I ;iw 1 '1447 9-41. . 1 --4-Â· AtiN f- 4 4 '.4 ' -4 . - , V. /1 . "~ .J, ~~ â‚¬, 12'Wk '. . M : I Â· . 4-4' ~14 4.4. k '1.r,;ma , U .. .1 'r<Â», le,k. â€žl.2..t * 73 .1 .4 1197:4. .49' r >f 7 V.... .*Ii:~1 - Â·T/,7.1?V. '7/.M:/ S *1. 4.. . 4.1 2 22- . 1 4. f + LINE SHACK 341 â€¢ - 1 :*. .:, 1 4: 419 -, 1/u- Vb A./.WA....9 :*4.0=2*. -- -44 4 - 414 *'1 1 , FA 4 1-1 9 I - 4 4 V . f * 1-\ 12 . -C : 1 I. 1 f .94 f '/AA h ./ 'TL . ..b 1 ' -tâ€¢ . .ffir,~I,+ 4 LINE SHACK 82 D 0 -1 2-0.--~.j-~&~-/.NIT 1111 liM .., 4-- .f- j: + 3k â‚¬ 1 --il te ~ e J.-' P /1 , ayt .4, ./"1 lei . 0 1 1 j 1, ff F' - I ~ - I.'#*# I- 4 1,004,4, a ..4.#FÂ¥'I . ir-illilillillri~lill V i - J 4 1-=r=='ll-I=....:'.-- 36 I 90 - 1 # -- 9&.. '' V . 7 --- P pi 1 -Â· , i /1 .: - 1 ..12Â¥P . I- 1-ill-.*41-- ;....&-*. Â¥ t , 4 9 * = - ' 4 4 - 1 . F . 0 - 1-~ - - .*r +1,1,~ Â¥#A 1. r-Â»f OfÂ¢ 7 I '1../ . 4 4.4.% 2ti- . 4 + < -c= 5/0/1//F , -'h t *12% / 'id /.1 1 '' '' 'til . ' I, 1/1 aliddlillillillillilill / f!, - 1. - , ---4 -~ ' 4 " 'I' A ,11 4 . 0-4. .. 4 ... :â‚¬--~ - ... r-g ASPEN HISTORIC PRESERÂ«TION COMMISSION MINUTES OF JUNE 25.2008 Alison said she finds that the proposal is eligible under our criteria and it is a good example of Post War Aspen. As long as the current owners have it, it will be kept in the existing context. MOTION: Ann moved to approve Resolution #14 for designation of 61 2 W. Francis; second by Alison. All in favor, motion carried 6-0. 541 and 541 M Race Street - Conceptual Development and Variances Michael recused himself. Sarah chaired. Affidavit of posting - Exhibit I Colored photographs - Exhibit II Sara said the discussion is about Lot 6. There will be two 1960's cabins located onto the parcel and this was all aRp*oved through the subdivision. The request is to discuss adding in additiÂ¢iii to one of the cabins that will be a free market residence. They want to'convert the other cabin to an ADU and they are not proposing any changes to the cabin, possibly a sub-grade space but no external addition which is favorable. HPC will be looking at the residential design standards for accessory dwelling units. They are also requesting the 500 square foot FAR bonus and some setback requirements. Overall staff feels the guidelines are met especially guideline 10.3 and 10.4. The scale and size of the addition do not overwhelm the cabin. They are one story in height and appropriate. Staff is concerned about the connection of the connector piece to the historic cabin for the addition. We are recommending dropping the height if that is possible or shortening the length. It is difficult to distinguish the gable roof form of the cabin with the connector piece intersecting right into that gable. Another concern is the relationship of the free market porch to grade. There seems to be some changes in the floor of the free market porch, it seems to be a lot lower than the accessory dwelling unit. Staff feels the relationship to grade of the front porches remain as existing. They are identical right now and should remain that way. In terms of the porch guidepWMI and 5.2 take about preserving Â·. ., Of the original porch and avoid removing. or covering details of the historic porch. They are proposing to take off some of the horizontal logs that are part of the front porch and putting in stone columns and staff feels they are not appropriate for the landmark. In terms of the FAR bonus we think that they meet the criteria and the design guidelines with the condition that the front porches remain the same in terms of the relationship and also design. 6 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25,2008 We also think the FAR bonus should be,gF@nted if the connector piece is brought into a little more compliance*ith,our guidelines by having a differentiation between the original roof form and where that connection is for the addition. Sara also pointed out that the front yard of the house is actually facing the park not Race Street which was part of the subdivision approval. They are requesting two front yard setback variances for each o f the cabins and two side yard setback variances and a distance between buildings variance. This site is a 6,000 square foot lot and they are trying to put the two cabins on the site as part ofthe subdivision approval. The cabins are detached which staff supports. Staff is in favor o f the setback variances in terms of the site planning. Keeping the cabins detached is preferable than having them attached. Stan Clauson presented. Stan said the original approval had the tw~pan-a-bodes brought together in one single family residences. That ended,tQ being an unfeasible design. I ,"Â·crJ.'1 There where three historic resources Wi the overall project, the Victorian F.Â·. U 1 house on Lot 5 and one pan-a-bode on Lot 5 and one on Lot 6. In laying out the subdivision Walnut Street extended which became the park and that is the front and Race Street or alley is the rear of the property. Charles Cunniffe, architect did a power point on the project. The park slopes from the pan-abodes down to the other houses. The power point showed the relationship of the porches to the park. One of the pan-a- bodes porches steps down because the floor level in the building is lower. In the back of the pan-a-bode the head room is six feet. The top of the plywood on the roofheight is nine feet on the connector. We don't want to expand the already below space as it will be uncomfortable. On the connector we could have the connector look like a cricket rather than a sloping roof. The addition looks bigger on the pan-a-bode because it is so small. In allowing the free market unit to be lowered and discussing the lower porch it lets the pan-a-bodes step up to the Victorian. At grade you wouldn't see the sloping roof because each house blocks the other. t #+ Fok Sarah asked about the slope on the sdtith & the cabin. Charles said there is a grading change to the house next to the cabin. To avoid having a foundation wall there is a grade change from the house to the right up to the cabin. 7 -. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25,2008 Sarah said so there is a hill there. Charles said we are trying to mold it so that it looks natural rather than having walls. The hill and drop off is true to the way it existed. Sarah asked about the grading between the two cabins. Charles said it is basically a slight swell for drainage. Charles said it slopes from back to front so we are draining from the alley side of the house into the park. The park was designed to be a drainage arba. iThe cabins will be moved slightly together. Sara said as part of the subdivision approval both cabins are designated and they are being relocated to Lot 6 and it is up to the applicant to figure out how the design should work. Charles said in the earlier approval the cabins where combined to have one large free market. Sarah asked about the porches. Charles said they are one step to grade now. The grade has been moved around during the construction of the site. Vice-chair Sarah Broughton opened the public hearing. L.J. Elsperman, neighbor said he supports th& project. L.J. asked if they where taking away space from the park aAd is the FAR being increased. '3 1.1/1, 1,f;, l /9, Stan Clauson commented that the park will remain as is. The previous approval created a single family free market residence. This proposal is a single family free market plus an ADU. The ADU is not considered in the density. In terms of the land use code there is no increase in density but there will be two residences instead of one and it is the same FAR. Sara said the ADU is going to be deed restricted for sale. Charles said on the site the FAR is lower than previously approved. L.J. said the cabins are 840 square feet. Sarah closed the public hearing. Sarah said basically we are being asked to look at the porch, connector, FAR bonus, setback variances and grading. k,, ~l.f~ ' .11,. ' 18 4' .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25,2008 Alison pointed out that the setback variances improve the situation. Sarah said the porch and the connector go hand in hand because it is a grading issue. Alison said you wouldn't bring the porch up and step up to it. Brian said he is more concerned about seeing the connector from the alley side. If it can't be seen the sloped connector would be preferable because that design would be better for drainage. 1# Alison also agreed with Brian. Applying the cricket would make the roof lines more complex. Guideline 10.4 supbbrts a product of its own time. Ann and Sarah agreed. Jay said he feels we should try to find innovative ways to make the design parameters work and maintain the integrity of the historic resource. Sarah said she has a lot of concerns about the grading that is going on and the siting ofthe house. We are creating real issues with drainage. Depending on the height o f the cabins then goes into the height o f the connector piece and the roof. We need to be siting the cabins as per our guidelines which talks about keeping them in their historic relationship with the site. The existing conditions has a much gentler slope. Alison said part of the problem is the house to the south was sited lower. Charles pointed out that originally the cabins where to be pushed together as a single family home and it had a differentgpproach to the site. Charles suggested bringing the grade across and ~nig creating the swell and that might work. We could do an area drain to the center o f the two cabins and drain it out to the park. The park is the drainage pond for the entire site. Ann agreed with Charles recommendation. Brian said do create the abrupt change in the landscape to make the park more usable or do you taper it out. Sarah said the grading should not be falling on the historic resources. Charles said we need to find balance between all the sides. # Brian suggested designing retaining walls and use shrubs on the sloped area. This grading is essential to the 500 square foot bonus. 9 . + PA . 1.. t '10 ' I . 2# : .. ' tb ASPEN HISTORIC PRESERVATION COMMISSION MINUTES Olt )UNE 25,2008 Sarah said the two cabins need to be seen on the same level piece of land. Jay said the grading is directly connected to lowering the porch. How do we feel about lowering the porch. By allowing that to happen the bonus would be less warranted. Guideline 5.1 and 5.2 deal with preserving the original porch. Brian said if there is something we could do to maintain the same level of facades on the two buildings he could grant the bonus. Alison said the ADU is well done and it complies with all the guidelines. The problem is they are trying to force it into something that it is not by lowering the floor grade. 1 r . th Jay said this is a designated property and jtds clear that the porch should not be changed. I've been in both units. }ParÂ¥Ef the person who is going to buy this unit will have the quaintness of owning an historic piece of property and that will be incorporated as to how they live in it. This is a major issue. I would have a problem offering the bonus as designed because of lowering the porch. Ann said she doesn't have the same problem. The site plan has been approved. The importance here is that the cabins are separated and they are being preserved. Sarah pointed out that we are not here to compare the two applications. Sara said in reference to the FAR bonus in the future the applicant was thinking about establishing TDR's. Amy said the bonus that is provided for the ADU and the 500 requested, not all is needed to build the project that is prqposed so they can sell some as TDR's. ..8.~' v,i:,1,17!84' 3[1. 1Â·40 6 Sara said they are not required to do any affordable housing mitigation on this lot because it is designated. They are doing it voluntarily. 10 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25,2008 Charles said the cabin is being brought up to code. I don't think you can meet every guideline 100%. Guidelines are guidelines and they are to guide the HPC to come up with the right solutionfor something that compromises. Sarah it is great that the cabins are being preserved and they are now five feet apart. The cabins do need to function for today but I still have a lot of concerns with the grading. We all concur that the site is working well and the stumbling block is this elevation puzzle. Stan said possibly the approval could call for a restudy the grading at final. Ann said they are close enough to getting the bonus. The bonus is granted at conceptual and the grading is reviewed at final. Ann said she would made a motion to approve the project contingent on working out the grading. Jay said something needs to go in the motion about the porch. Sarah said the porch in its relationship to the grade is the concern. Ann said isn't the issue that the porch got~wer. Sarah said yes. Sarah said she is fine with adding the condition. L '11 Jay said grading detracts how the cabins where set there to begin with. Again, the people who live in these cabins have to live with park activity right out there front door. The grading from the cabin to the park should not distinguish a property line. It should encourage people to come up to the cabin. MOTION: Ann made the motion to approve Resolution #15 as written for 541 and 541 1/2 Race Street. Annpointed outthatthe conditionon thefront porch and the free market are in the resolution. Motion second by Alison. Sara asked if condition #2 should be changed. Brian said the applicant will restudy the grading. C r E Sarah said the motion needs to be clear asijt# what we are asking. Alison said the relationship to grade of the free market cabin is the issue. 11 . ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25,2008 Sarah said we are trying to say that the existing relationship to grade that these cabins have is what we would like to see in the proposal because we don't see it right now in the free market. Brian said the grading needs restudied to help maintain the existing relationship between the two buildings. , , 2 ' -12% Sarah re-phrased the condition: Applicant *ill restudy grading to maintain existing relationship to grade as appropriate and to be reviewed at final. Amy asked the board i f they are asking that the porch not be dropped on the free market. Sarah said yes, that is what we are asking. Condition #1 states that the front porch on the free market residence will not be altered. Right now the porch is being altered in this proposal. Â· Amy said she jusi wanted to make sure that it was built in the resolution. Amended motion: Ann accepted the change to condition #2 that the applicant will restudy grading to maintain existing relationship to grade as appropriate to be reviewed at final. Alison amended the second. All in favor, motion carried. Holden Marolt Shed and Ski Club building Brian Flynn pointed out that the ~arks D#*tment prefers to tear down the Marolt Shed. That area should be used as. open space not storage. We let the Historical Society use the one bay. It is a public safety hazard right now. HPC needed more information on the Ski Club building. MOTION: Sarah moved to adjourn; second by Alison. All in favor, motion carried. Meeting adjourned at 8:00 p.m. 411-u-4,Â«tgaug Kathleen J. Strickland, Chief Deputy Clerk 12 1 A C k f st i i flÂ¥ + 1 4 13 4,1 116 1 J n Â¥.IJ, M. /e 9 99 9 9 E 1 __LU+*S;Eg*--1111 1 ENEI 1 1 - ,/91-19~ j -775.'%. E-1 0 PLAT ROOM 5 ----- - -- - - - -- -----120 [B--- -- - 11,636&. LCVCL IN â€¢ ...TION 1 1 .. IS :LIN, n SOUTH ELEVATION 6 1/4.1 . 1.-0. M,--111~ 01 4 8 9 999 9 E}----r--LU~ dll I I ...1 laÂ· 4 111'11'11'11'11'111.1 1 1 / T.. PLI. P 0,20,00. \--1~-1--- - ..ED.0. -*~Et:--~012.~ Ilmu- . A.T Rocr U i UL s .*4 0 ----------- I Ac,01/0,4 '12 Â§1.-I-- - 1 -2---- 9 T.. -V. MA,M LEV- I 0.Â»8116 - 1 I 1 1 1 - -IT,U/-0 IDRAVONG 1.......... tgic=[Er //'IN-KA'IN | ..1//0 KEYNOTES (7) NORTH ELEVATION 111 -20 6'-'E~AL ilj -='"â€¢'â€ž 01 4 8 1 108 NO 0524 Elm~.- [i]Z= .0 rÂ¥-1 --=I.*..X..$'.-n.'.O SHEET NO. U "'4* TO = meTe-'â‚¬0. Â® P.T~ C.,~ -CO. [li] .A-= Câ‚¬-1...0 F- Ly-- EXHIBIT C SHEET 4 OF 5 Sl)31IHZ)21Â¥ 333!NNAD 5312!VHD DI 9 LN 3SnOH 101 'f./.":.j , 0655.ZI/6// . L./ O/ 'Nll/ . 3AY NYWAH 193 0[9 /10/.IN!/Un/~M/VUA N3dSV DNISSO)ID A311Â¥ 33Â¥3 Â»90 1.... . I ........ .... ,1. ........ .... NATURAL TIMBER &w~Z2 11"ith- BEAMS ... ........ ... .... 111 1... ........ m.. . ~ .......m 1... . .lilli-1-9-- ...... HEMLOCK 1.=-0 SIDING Ill . . 1... ... .1 PATINAED COPPER ~~~ - ~~ ...ml .1 STANDING SEAM ... ROOF AND ENTRY I DOOR ... -2 li - ... % ANODIZED . 104 ALUMINUM WINDOW I.. ...... AND DOOR FRAMES I.. ...... 1 AND CHANNEL I.. ...... 1. FEATURE STRIPS I.. :///////A / I.. ......il . EXTERIOR STONE I.. 1.. ...... ~. .. FOX CROSSING HOUSE Kl & K2 CHARLES CUNNIFFE ARCHITECTS f. MATERIAL SAMPLES 610 EAST HYMAN. ASPEN CO. (970) 925-5590 18 www.cunniffe.com .. @. October 14.2008 En CHARLES CUNNIFFE Sara Adams ARCHITECTS Historic Planner ASPEN TELLUAIDE STEAMBOAT SPRINGS City of Aspen 130 S. Galena Street Aspen, CO 81611 Re: HPC Final Development Plan Review Lot 6, Fox Crossing Subdivision Houses Kl & K2 0541,0541 4 Race Alley Parcel ID #2737-073-92-006 Dear Sara: Pursuant to the HPC approval with conditions of the Conceptual Development Plan contained in Resolution No. 15, series of 2008, we hereby submit for your consideration this application for HPC Final Development Plan Review. The conditions of approval state that the front porch of the log cabin portion ofthe free market residence will not be lowered. It is our understanding that this was one of several preferences expressed by Members and so, in the following three options. we have atteiiipted to accommodate the various preferences and constraints. Since the cabins will be moving closer to the park than their present location, we believe that lowering both cabins relative to tlie existing grade will reduce the slope of the cabins' yards and merge better with the park. We think we heard that this goal was important to preserve the historical relationship with the park. For your review. we have attached three alternative schemes with our preference being Scheme C. Scheme A: This scheme is similar to our previous proposal to HPC, but we've addressed the severity of grading that the swale between the two cabins was creating. To review, in this scheme. we would only raise the plate height to 8"0' and lower the floor for cabin K-1 (the free-market cabin). thus lowering the porch relative to the.ADU cabin K-2 and the park. As suggested by a few Council Members, we smoothed the finish grade between the porches as shown on the south elevation (Exhibit A). Scheme B: Iii this scheme, we would be raising the plate height of both cabins and lowering the tloors etc. as in our preferred Scheme C. However. this scheme explores leaving the porches as well as the finish grades in the same relationship to the existing cabins' facades. Thus, the existing doors to the decks would be left for visual purposes but made inoperative as they would be one foot higher than the actual floor. There would be no access to tile decks froni the interiors since they would essentially be hanging off the cabins at the middle of the exterior walls. Access to the decks would be from the outside only. This alternative would 610 East Hyman Avenue E~ Aspen, Colorado 81611 a tel: 970.925.5590 ~ fax: 970.925.5076 ~ www.cunniffe.com 1 ~ Charles L. Cunniffe, AIA (Principal) Janver C. Derrington, AIA (Principal) Jim Guffey (Senior Project Architect) Geoffrey Lester, R.A. (Senior Project Architect) _~ CA .. also raise the finish grade relative to the park resulting in a steeper transition. While this scheme does leave both decks at the same elevation. we think this would be an awkward outcome. particularly as seen from the park looking towards the cabins. Please refer to Exhibit B. Scheme C: In this scheiiie we would raise the plate height of both cabins to 8'0" (Current plate height is at 7'0" which is not suitable for current living conditions. even for the ADU.) This would be accomplished by lowering the floors of both cabins relative to the site grade. Iii this alternative. the floors of both cabins would be lowered--including the deck--which creates the desired. more level relationship between the cabiti yards and the park. The overall visual would be very compatible with the historic relationship between tile cabins and the park. Please refer to Exhibit C. The current foundation for both cabins is concrete blocks with an 18 inch crawl space that daylights under the porches. Please refer to attached photo #1 and Exhibit E. The new foundations would be a full basement for the free market cabin and addition (K- 1 ) and concrete stem walls for a crawl space of 36 inches for the ADU cabin (K-2) . The log columns at the porches would be replaced with columns that are 1 foot longer and finished to be identical to the existing columns. Please refer to attached photo #2. The entry door for the ADU cabin (K-2) and both cabin doors to the pot-ches would be one foot taller. Tlie existing doors are only 6 feet in height. which doesift meet current IRC requirements. The exposed portion of the concrete stern wall would be covered with thin stone Farmers' Blend. Please refer to attached south elevation (Exhibit C). The photo of proposed stone and the other exterior materials is attached (Exhibit D). This stone would also be used for the wainscot of the new free market unit attached to cabin K-1. We will also submit an updated 3-D CAD fly-by of the three schemes which will be presented at the final review. Scheme C, we believe, best meets the goals as we understand them - where a high priority is to create a relationship between the cabins and the park which is most compatible with the historic grade. All of the other conditions of approval in the Resolution are acceptable to the applicant and will be complied with at the appropriate time(s). As mentioned above. we are submitting with this application the Final Design Development Drawings and photographs of the existing cabins and proposed building materials for this project. Please notify us if any further information is required for your review. Sincerelv. r. lanver C. 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CABINS 1 1 1 ~/6 -14-~IN-ELL 1 1 7.0. PY.MAriENEE-~- Â® CABINS 1 DRAWING: 1 mu- meallm. 1 KEYNOTES Ill ALUMINM CHANIE. REVEAL |'7| HISTORIG LOS TIâ€¢SER |_| CONSâ„¢UCTION - REFiRBISHED E] rÂ©oc, FASCIA 1.19B NO. 0524 LE.~ STONE VENEER L_1 COLUMIN - REa~19â‚¬P COLOR TO BE DETERMINED> 171 HISTORIC TI,â€¢SER Â® VERTICAL MOOD SIDINe - TYPE AND 01 +10/ZONTAL,4002 9101-- TYPE ANC> |~1 COL-0~ TO BE PETERMINED 111 ANOPI~ ALUMINUM M.,ove Â® ANODIZED ALUMINUM F'Al#ELS |ZLI Â¢H'Mer GAP EXHIBIT B L_1 STANDING BEAM METAL ROOF - WEST ELEVATION m TIMmeR BEAM 174,*.1'00" 1 of 2 A3.1 LJ REFURBISHED. PAINTED Â©COPÂ¥RIGHT CHAMB CUNNIFFE ARC}{nECTS Sl)31IHONV 3:1=11NNfID 531MVHD EN 9 luoya#!UUrD'AMMA Lgft-ON)Z6 :XY:1 4 06SS-â‚¬Z6#Z6 :3131 * L[918 0.0 'NldSV * 'FIAÂ¥ NVWAH LSV3 0Â£9 1090-5Z80Â£6 173 . 0650-SZ8Â©Z6 3111 . Ze)00 03'SONIN,IS 1VOEIVNVES . ZOE 31.S"ON 3AO39 3N[d 1061 NidSV DNISSOND X03 ~Uplul-'72~ 7 1\\\ /42 1<-)# j--2Â«9+/7//- -4 \\\ g I VATE DRIVE (WALNUT STREET~~-- 1 17Â«7-----19 h\- T-9rur L.t_ - 1.. - _2LE _I ~ Â«f M=- al*.==i.i.4 ->~I \11 \11 1\\\ /1 1 1 1 I . IXILL)11221~_ .-.N 0 1 1 1-1 â€¢: = =11=Â«* 1 4 9-<RNE - 6.-- : ' limi, 1 1 LV 1 -*. ' -7 I g-Â·Â·-O LIL\-- / 13 ~ \ ir i ing"' 1 3 1 I 1-711 1 V \1\ 1.1 1 - - 1/ 1 0'l i 1 Mi \ 14 ./ i --1 - IF *.=47111=11 - - r--- Memr d 11 4- lili , \\ - /11 1 0---71- --4- - - -1-~ f }cp ... 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PLT. â€¢K EL 104,-O. , 1 a FLAT ROOF e FLAT ROOF ~ ~ CEO CIE][3 / 1%1:114, - Â·Â·Â·04 491 .1.2. 2 AK EL 100'-O El- 1 oe'-o" A LEVEL * ai > LEVEL O ADDITION AIX>ITON 1 1 1 1 1 1 1 1 , El .'2122 v 1 1 Ill 1 07 /h EAST ELEVATION ~ Ck: *@ E -- 9 9 99 9 e 1 1 gu ' 14.1 4.1 1 1 1 1 1 02 D U.1 1. 1 1 Lit 0% , mu 21.h WD ----- Â® CABINS TO. P T. 5 O CABINS - -8 8 5 -1 a f.O-KÂ¥.HAIN LEVEL ,/ X~-T.O. Pirr. MAIN LEVEL _1-92221Â£L --- 6 GABINS . CABINS 1 DRAWING: 1.......Ar- 1 1*EJEÂ®El ~H.P.C. APPUCATION 8-19-08 1 KEYNOTES ~ HISTORJO LOS TINBER LILI mop MASGIA CONSâ„¢JOTION - REFIOISHED ~OB NO. 0524 -~ STate VENEER ~7 HISTORIC TlheER FJ7 W/mCAL WOOD SIDING - TÂ·r,2 At LLI COLU)*l - REFURBIS~â‚¬0 l.1,1 COL OR TO 81 DETERMINED HORIZONTAL ,â€¢1001> SIDIN& - TYPE . â„¢D r7 SHEET NO. COLOR TO 81 DETERMINED. 1.2.1 ANODIZEP ALLMINUM MIMPO.â€¢S Â® ANOPIZED ALUMINUM -as NON REFLECTIVE ~ CHIP,42Â¥ CAP A3.1 STANOINe BEAM METAL ROOF HISTORIG WINDOW - [B TIMBER BEAM /h WEST ELEVATION SCHEME C REM~BISHED, PAINTED 1 of 2 rl Â©COMRIG}Â·ff CHARLES CUNNIFTE ARCHIECJ S133.LIHONV 33=IIN luoje#!uuny Zsst-0Z60Â£6 :XY:! * 0699-â‚¬24026 :3131. . t[9W 00 '14119Â¥ s -3/M Al-11Â¥ 32)Wl I.*SO IOSoll#026 :XY:I . 0650-548026 :3111 . 28,08 03 'SONINIS -1Â¥08WV315 . ZOE FUS "QI 3 3Nld 106t OCIVMO103 'NE]dSV N3dSV DNISSOMO XOd El El El El 1 1 . Plof ~ t~ 4 ~\-2 ~ - I. 0~010 J 1 i ~ o El 0 - LiI] 1 // 1 Â£ la , ~ - il- -1 01 12 1 /4 0 3 1 1 1 1 11 2Â«4209 f / ----J 1 jl (0 41 / 1 1 1 09 1 3 1-1 -1/1 0 1 1 77=le=t=-9 1 :1 r 1 9 5 0 ' 9 11 6 /111 - N 1 / 21 1 :1" 0 8 ' 11 7 1111 A- i LILI -R u i m 4 4 Ch . , 49 2 #/ f ,/ Oil 1--1 , 24 Em 0 1< 4 2 El----3/ 2.87' 8 U ~~ 'If 1 -_fOA--6---Â»---"------------------g 0 ./\ 6 Liu -1 ' 4 ---1 /| /./.~ + , r / 6 -- L W 0 1.9 Z - 2 81/7 1 1/i -O 2 Z 17 i , h /1 1 , b j / 0 /0 1 e O m 8 ''7 1 1 - tcÂ« / 1 1 , 2 ~lol .im Q \Â·_-/ &-61 - / lyn / 1 Z - - 1 r 1 L -- --1 -1 QU%% -----------~11 ----- Z W NalÂ°20100"4 N84Â°20'00"M 54.Â« loU.28' (4 x o 2 GENERAL NOTES BUILE>INS REFEIâ‚¬NCE ~s Ff*j AS*220~Â·~'Â·> LOT q HOUSE M FOX MEADON PARK LOT 6 HOUSE KI 41<2 --1------------- -----1-------4-- - ---1------- --------- ----- 7 1 1 1-- 01 ~ DRAWING: - /7.fl ' A Al ----,6 1 ISSUE: I DATE: 1 12*EXÂ«f-ygii-1 1 1 11 ILIN U EM @1 1 ljOBNO.0524-~ - - -----3./.;Â·awa - SHEET NO. -------- PEDESTRIAN PATH | BASEMEme KQ 1 A611 1 Â®1 3 '111 t.=.====e==--- HISTORIC GRAPE) ' Vi"=10-0" 2 of 2 L_______J gh SITE SECTION EXHIBIT C A Ii-- -~~-ip ~~--- ~i~-il. W-~i-li -~~ 1....6- CULL.1-2> Â©COPmaft CH,Ul.5 CUNNIFFE ARCHITECTS ('1/1/4~'~~~~~ Zeto)0 03'SDN 1Â¥0$#WaIS . ZOY 115 "08 3AO39 OCIV~O1O3 'N3dSV 'NldSÂ¥ * '3AV NVWAH 1SVII 0L9 ~H 9 107 0. 0./. 1a r.1 % 85 .g *i 2 m 08 Z 9 0 Es' LUZ ozo Epa ZO 01 X O /1 1.A'-al A ./K m loe'-5. (/ TO. FLT 2* 2 o GABINS Â® CABINS 4 (4 OR -4 LU EL 'Ict'-0" /6 ~|1 EL 41'-O' - -.ra'PLY. iN-LEVEL.Fl ~ T.O. PYL. MAIN LEVEL e CABINS Â® CABINS 1 DRAWING: IMMmEal-MEM-1 ~ 208 NO. 0524 C-) EXISTING WEST ELEVATION EXHIBIT E /1- [=J A3.1 Â© COPIRK,{T CH,13.5 aili.E ....8 S1331-IHDMV 33:!INNAD 53-INVHZ) UJOI)'0#!UUnD'MAAM SNOLL! Â£6St"-â‚¬4026:r,3 . 0699-626(}Â£6 URL . 1050-SZ#OÂ£6 :XÂ¥:1 .0660-9Â£40Â£6:3131. Leâ€¢08 00 'SE)NedS 3Nld i061 100'17dSV 4,*%- 0 -f T ff\ZO f-z----*6<zl -1,00,/ 4 E 4 1\\ fj m R h /N 1.1.1111111 1 1 - U k i _Vi 1 2 4/ I u 1 1=--_L- SOO*40'GO"MI to.00' -- 60.86 M ),CNT 1 .. . 1. -- 2 CHARLES CUNNIFFE ARCHITECTS www.cunniffe.com OC t99 0541 RACE ALLEY ~ FOX CROSSING ASPEN 610 EAST HYMAN AVE. * ASPEN, CO 81611 * TELE: 970/925-5590 * FAX: 970/920-4557 ASPEN, COLORADO 1901 PINE GROVE RD., STE 202 * STEAMBOAT SPRINGS, CO 80487 * TELE: 970/875-0590 * FAX: 970875-0501 1 1 24*20'00"E ON 133HS tZ50 ON 9Of NOISSaS)[HOM'Od'H :DNIMV>la ,. P . '14 . - 111111~1. M - 1 : f,[2~ imi . . . .1 @1 * Â® I ./ 1 - 1.1 - m 1 . . L.1 11 7, . . t. 111111.93 ' lilill . 2 1. - 0 .1 .lilill 1- lei I . 1 r: â€ž. .1 ,----'=.1-JI . . . 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