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Home My WebLink AboutEXHIBIT -C_121_HPC_PRE-APPCITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sarah Yoon, 970.920.5144 DATE: March 23, 2018 PROJECT: 121 W. Bleeker REPRESENTATIVE: Derek Skalko, 1 Friday Design REQUEST: HPC Major Development, Relocation, Variances, HP Benefits DESCRIPTION: 121 W. Bleeker is a 6,000 square foot lot located in the R-6 zone district. This lot permits a single-family residence with a maximum floor area of 3,240 square feet. Two detached dwellings or a duplex of up to 3,600 square feet is another option. If more than one unit is proposed, ownership may be separated through condominiumization (Section 26.480.050.A). This Victorian era miner’s cottage demonstrates contributing architectural features such as steep pitched roofs, cross gable floorplan, fishscale details on the gable ends, wood clapboard siding, and a projecting front bay window. Over the years, various alterations and additions like the new side porch and the glass enclosure of the original front porch have altered the appearance of the historic resource. The applicant proposes to demolish non-historic changes and/or additions and restore elements of the historic resource. The applicant plans to request for a floor area bonus for their preservation work. Excavation underneath the historic resource may occur to add a new basement, which will require the resource to be lifted and will be considered relocation. The proposed new additions may or may not require setback variations or Residential Design Standard (RDS) variances. The impact of this development is beyond the scope of minor development because it includes one or more of the following activities: a.) the construction of a new structure within a historic district; and/or b.) alterations to more than three (3) elements of a building façade including its windows, doors, roof planes or materials, exterior wall material, dormers, porches, exterior staircase, balcony or ornamental trim; and/or c.) expansion of a building increasing the floor area by more than two hundred and fifty (250) square feet; and/or d.) any new development that has not been determined to be minor development. (Section 26.415.070.D.1). REVIEW PROCESS: Step 1: At Conceptual Design Review HPC will review all submitted documents regarding scale, massing, and site planning for major development, including the Staff report, then provide recommendations to continue, approve, disapprove or approve with conditions and the reasons for recommendations based on the Historic Preservation Design Guidelines. Following Conceptual, HPC will inform City Council of their decision, allowing them the opportunity to “Call-Up” any aspects of the approval that they find require additional HPC review. This is a standard practice for all significant projects reviewed by HPC. Step 2: At Final Design Review HPC will review all submitted materials detailing landscape, lighting and materials, and then provide final decision to approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. When approved a development order will be issued from the Community Development Director. Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use Code: http://cityofaspen.com/276/Title-26-Land-Use-Code HPC Design Guidelines: https://www.cityofaspen.com/DocumentCenter/Home/View/310 Land Use Application: EXHIBIT - C 2 http://cityofaspen.com/DocumentCenter/Home/View/305 Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.410 Residential Design Standards (RDS) 26.415 Historic Preservation 26.415.070.D Certificate of Appropriateness for Major Development 26.415.080 Demolition 26.415.090 Relocation of Designated Historic Properties 26.415.110 Benefits 26.575.020 Calculations and Measurements 26.610 Impact Fees 26.710.040 Medium-Density Residential (R-6) Review by: Staff for completeness and recommendation HPC for decisions. Public Hearing: Yes, at Conceptual and Final review. Neighborhood Outreach: No. Planning Fees: $1,950 deposit for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) Total Deposit: $1,950. Below is a list of submittal requirements for Conceptual and Final. Submit 1 complete copy of the following information at each review step:  Completed Land Use Application and signed fee agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached).  List of adjacent property owners within 300’ for public hearing.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen. 3  A site improvement survey (no older than a year from submittal) including topography and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado.  A written description of the proposal and an explanation of how the proposed development, and any requested variations or bonuses, complies with the review standards and design guidelines relevant to the application.  A proposed site plan.  Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations.  At Conceptual review, graphics identifying preliminary selection of primary exterior building materials.  Verification that the proposal complies with Chapter 26.410, Residential design standards or a written request for a variance from any standard that is not being met.  Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations.  At Final review, drawings of the street facing facades must be provided at 1/4” scale.  At Final review, provide final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC.  At Final review, provide a lighting plan and landscape plan. Once copy is deemed complete by staff, the following items will then need to be submitted at each review step:  1 digital PDF copy of the complete application packet  12 sets of all graphics printed at 11x17  Total deposit for review of the application. Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and accessibility regulations. You may contact the Building Department at 920-5090 for additional information. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right.