HomeMy WebLinkAboutBukk Carleton _ Public CommentFrom:Amy Simon
To:Wes Graham; Kevin Rayes; Kate Johnson; Jeff Halferty; Kara Thompson; Roger Moyer ; Scott Kendrick; "Sheri
Sanzone"
Subject:FW: Public comment 2/17
Date:Wednesday, February 17, 2021 3:15:25 PM
Hi- here is an additional public comment for tonight.
From: Bukk Carleton <bgcarleton@gmail.com>
Sent: Wednesday, February 17, 2021 12:58 PM
To: Amy Simon <amy.simon@cityofaspen.com>; Kevin Rayes <kevin.rayes@cityofaspen.com>
Subject: Public comment 2/17
Dear HPC Board Members:
In reviewing the recent application of 1020 E Cooper and the HPC staff’s
approval, it has ignored every major guideline having to do with historic
preservation.
The guidelines call for any additional building to be no larger than 100% of
what is there. This building is almost 5x larger (1,075 SF v 5664 SF)
The guidelines call for a front set back from the road matching other historic
properties and a front lawn. The developer contemplates no front lawn.
The guidelines call for the additional building to not be significantly higher than
the existing structure. These plans call for a height double of the existing
building.
The developer in designing a building all the way to the front of the sidewalks
and raising the roof of the new building to significant heights is claiming it can
do this under zoning. But under zoning, they could not design a multifamily
property on this lot as zoning requires a minimum of 60’ width for a multifamily
development. This property is only 44.1’ wide.
Accordingly, the applicants cannot claim ability to make their various proposed
plans within zoning because the zoning does not exist for this type of use on
this lot.
In fact, if the HPC decides to nullify all its guidelines as to how to preserve
historic property then, in effect, it is saying that it is not overseeing this
project. If it is not overseeing the development, it goes back to zoning where a
multifamily property is disallowed. Thus, we have gone full circle.
With the developers looking to secure approximately $700k per unit in
affordable housing credits representing $3.5 million dollars without having to
put a stick in the ground, one can foresee the developers are going to continue
to push their plan. At some point, hopefully at the coming meeting, the HPC
Board will state in no uncertain terms that the developer's plan is too massive
for this lot.
Under the proposed application, at a minimum, 12 people can reside in the
units and without too much imagination, this could reach 20 or more. The
developer plans to have only 4 parking spots in an incredibly dense area. This
plan will result in either individuals in the units walking the streets like the
homeless, or a massive influx of cars in the area which cannot be accomodated.
The prior applicant had almost reached the point of approval in its plan of a
single-family residence- had they just dropped the roof line and cut back
square footage in a few areas; I believe the neighborhood would have found it
an acceptable plan.
According to calculations of cost versus market values, the prior developer
could also make money with a single residence plan- perhaps not as much as
they would with this multi unit plan but that is where the HPC comes in- to
oversee responsible development while preserving and protecting Aspen’s
historic properties.
There is a very limited number of historic properties in Aspen but there are
many more lots where affordable housing could be developed in a responsible
way. This development is not responsible. The city, recognizing the limited
number of the historic properties, formed the HPC to preserve historic
properties. That is the HPC's mission.
Best regards,
Bukk Carleton
1012 E Cooper Avenue Unit 2
--
Bukk G. Carleton President
Landtect Corporation
21 Technology Drive Suite 6
West Lebanon, NH 03784
603-298-9999
603-298-5065 (fax)
bgcarleton@gmail.com