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HomeMy WebLinkAboutagenda.hpc.20021113ASPEN HISTORIC PRESERVATION COMMISSION November 13, 2002 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO NOON - SITE VISITS - NONE 5:00 I. Roll call II. Approval of minutes - III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued - 316 E. Hopkins - air lock (Next resolution will be #38) VIII. OLD BUSINESS A. 334 W. Hallam St. - Continue Conceptual and public hearing to Nov. 20,2002 B. 533 W. Francis St. - Conceptual, Historic Landmark Lot Split, On-Site 11Relocation, Variances, Public Hearing - Continued from Oct. 23,2002 IX. NEW BUSINESS 5:20 A. 39 333 W. Bleeker St. - Historic Landmark Lot Split, Public Hearing 5:35 B. 1% 403 S. Galena - Minor, Public Hearing X. WORKSESSIONS 6:00 A. Designation Criteria for Post World War II properties 6:30 B. Design Guidelines - Chapter 10-15 Appendix, General Issues .45 XI. ADJOURN OJECT MONITORING Rally DuppS 302 E. Hopkins 110 W. Main (Hotel Aspen) 232 W. Main (Christmas Inn), with Teresa 501 W. Main Street (Christiania Lodge) 118 E. Cooper (Little Red Ski Haus) 110 E. Bleeker Jeffrey Halferty 428 E. Hyman (former Sportstalker Store) 213 W. Bleeker (Schelling) 101 E. Hallam (Gorman), with Neill 216 E. Hallam (Frost/Auger), with Mike 735 W. Bleeker (Marcus), with Teresa 922 W. Hallam Neill Hirst 434 E. Main (Hills) 409 E. Hyman (New York Pizza building) 205 S. Third 101 E. Hallam (Gorman), with Jeffrey 635 W. Bleeker Mike Hoffman 950 Matchless Drive (Becker) 216 E. Hallam (Frost/Auger), with Jeffrey 513 W. Smuggler (Harman) 633 W. Main (Dart) 920 W. Hallam (Guthrie) Teresa Melville 232 W. Main (Christmas Inn), with Rally 323 W. Hallam (Rispoli) 513 W. Bleeker 735 W. Bleeker (Marcus), with Jeffrey 515 Gillespie (Bone) CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: -40 N. Third- expires November 23,2002 nPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion yiii 8, MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director~* FROM: Amy Guthrie, Historic Preservation Officer,4,~~. Katie Ertmer, Historic Preservation Intern WE RE: 533 W. Francis Street- Historic Landmark Lot Split, Major Development (Conceptual), On-Site Relocation and Variances- Public Hearing DATE: November 13,2002 SUMMARY: This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a Victorian home. The proposal before HPC involves a lot split, major conceptual review, on-site relocation, setback variances, and a 500 square foot FAR bonus. APPLICANT: David Gibson, represented by Haas Land Planning, LLC. PARCEL ID: 2735-124-25-001. ADDRESS: 533 W. Francis St., Lots A-C, Block 28, City and Townsite ofAspen, Colorado. ZONING: R-6 (Medium Density Residential) CURRENT LAND USE: 9,000 sq. ft. lot, single family residence. HISTORIC LANDMARK LOT SPLIT In order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(2). SUBDIVISION EXEMPTIONS. LOT SPLIT The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes 1 and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Staff Finding: The property is part of the historic townsite and has not been previously subdivided. b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). Staff Finding: This proposal will create one 4,200 square foot lot (Lot A and the west twelve feet of Lot B) to be referred to as Lot 1, and one 4,800 square foot lot (Lot C and the east eighteen feet of Lot B) to be referred to as Lot 2. Each of these parcels will meet or exceed the 3,000 square foot minimum set for Historic Landmark Lot Splits. Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which states that affordable housing mitigation will not be required for properties created through a historic landmark lot split. c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and Staff Finding: The land has not been subdivided previously. d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Staff Finding: The subdivision plat shall be a condition of approval. It must be reviewed by the Community Development Department for approval and recordation within 180 days of final land use action. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the ojfice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Staff Finding: The subdivision exemption agreement shall be a condition of approval. 2 D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split Staff Finding: No dwelling unit is located in a manner that necessitates its demolition in order to split the lot. The Victorian will be preserved as part of this plan in accordance with the land use code. g) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Staff Finding: The parcel currently contains one dwelling unit. A second house will be constructed on the newly created lot at some time in the future. 26.480.030(A)(41 SUBDIVISION EXEMPTIONS. HISTORIC LANDMARK LOT SPLIT The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, It-15A, RMF, or O zone district. Staff Finding: The subject parcel is 9,000 square feet and is located in the R-6 Zone District. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum noor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. 3 If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. Staff Finding: The two lots will be used wholly for residential purposes. The maximum floor area for the original parcel, containing a historical landmark in an R-6 zone, is 4,080 square feet. The applicant is requesting a 500 square foot FAR bonus, discussed below. Should the FAR bonus be granted, the total FAR of 4,580 square feet is to be allocated as follows: 2,010 square feet to Lot 1, which contains the historic Victorian house, and 2,570 square feet to Lot 2, which remains vacant for the time being. The existing historic Victorian house on Lot 1 is approximately 1,100 square feet in size leaving an expansion potential of 910 square feet. The applicant has shifted 370 square feet of FAR from proposed addition to the Victorian onto the vacant lot since the last meeting and will transfer this square footage into the new structure that will be built on Lot 2. Staff finds that a lot-split is appropriate because it results in a smaller addition than would likely occur if just one single family house remained on the property. The proposed changes to the application addressed staff concerns regarding the size of the addition in relation to the historic house. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contain a historic structure. The FAR bonus will be added to the maximum FAR allowed on the original parcel. Staff Finding: Variances are being requested for Lot 1, which contains the historic structure. There are no variances being requested for Lot 2. The proposed setback variances will be discussed in detail below. 26.470.070(Ch GMOS EXEMPTION. HISTORIC LANDMARK LOT SPLIT The construction of each new single-family dwelling on a lot created through review and approval of an Historic Landmark Lot Split shall be exempt from the scoring and competition procedures. The exemption is to be approved by the Community Development Director, but is not to be deducted from the respective annual development allotments or from the development ceilings. Staff Finding: With the new benefits of the Historic Preservation Program the existing house, as well as any house on the new lot are not subject to GMQS requirements. 26.415.010(D), HISTORIC LANDMARK LOT SPLIT A Historic Landmark Lot Split is a two step review, requiring a public hearing before HPC and before City Council. Staff Finding: HPC is holding a hearing on this project and Council will hold a hearing at Second Reading of this Ordinance. 4 MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: A list of the design guidelines relevant to Conceptual Review is attached as "Exhibit B." This memo will discuss only those which staff finds are not met by the proposal. The proposal is to demolish some portions of the existing house, move it onto a new basement, and construct an addition at the rear of the historic structure. There are no other proposed alterations to the features of the designated structure, with the exception of the relocation. Because the applicant is requesting an FAR bonus, there was a work session held with the applicant and the HPC in September to discuss the proposal. The proposal was brought to HPC on October 16, 2002 and the commission voted to continue the application pending revisions to the application in regard to concerns with size, massing, scale, and the shed additions on the rear of the historic structure. The applicant has done an excellent job in addressing concerns brought forth at the HPC meeting. The applicant has reduced the addition to one story that is compatible with the size and height of the historic structure. The bulky appearance of the addition has been reduced significantly and divided more into modules than the previous proposal. The addition no longer intrudes into the west setback beyond the proposed location of the historic structure. The applicant has also retained the "semi-historic" addition at the rear of the house so that it maintains the footprint represented on the 1904 Sanborne map. The proposed variances will be discussed below. FAR BONUS The applicant is requesting a 500 square foot floor area bonus for the front lot. The following standards apply to an FAR bonus, per Section 26.415.110.E: 5 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Response: Staff finds that the proposed changes have addressed concerns regarding size, scale, and massing, as well as the concerns about the visual impact of the addition. Staff finds that the project is much more compatible with the historic structure and has been redesigned in a manner that is worthy of the FAR bonus, and that bonus criteria a,b,c, d, e, and f are met. SETBACK VARIANCES The setback variances requested are a 4' west side yard setback variance, a 2.5' east side yard setback variance, a 6.5' combined sideyard setback variance, and a 15' combined front and rear yard seback variance. The criteria, per Section 26.415.110.C of the Municipal Code are as follows: HPC must make a finding that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. 6 Staff Finding: The addition has been located in such a manner that it no longer intrudes into the west sideyard setback beyond the historic structure. By providing variances to the front and rear yards, the addition is able to be distanced from the original historic structure. Staff finds that all of the setback requests are consistent with the historic pattern ofproperties in this neighborhood. ON-SITE RELOCATION The intent of the Historic Preservation ordinance is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. 16.415.090.C Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; 91: 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally. for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstan(ling the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Finding: The relocation of the historic structure within the original site is appropriate because it protects the small miner's cottage from a potential addition of some 2,500 square feet. The existing historic structure straddles two parcels, therefore, staff finds proposed relocation will allow the lot-split and is appropriate. The structure will be moved approximately 12 feet west (toward 5th St.) and 3.5 feet north (toward W. Francis St.) Standard conditions for on-site relocation are listed in the recommendation below. RECOMMENDATION: Staff finds that the proposal meets the design guidelines and recommends that HPC approve Resolution No. , Series of 2002, recommending Council 7 approve the Historic Landmark Lot-Split, application for 533 W. Francis St., Lots A-C, Block 28, City and Townsite of Aspen, Colorado and that the HPC approve Major Development Review (Conceptual), Variances, and On-site Relocation with the following conditions. 1. The HPC hereby approves a 500 square foot FAR bonus. 2. The HPC hereby approves the following setback variances for Lot 1: a 4'west sideyard setback variance, a 2.5' east sideyard setback variance, a 6.5' combined sideyard setback variance, and a 15' combined front and rear yard setback variance. 3. A structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover must be submitted with the building permit application. 4. 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. 5. A relocation plan detailing how and where the buildings will be stored and protected during construction must be submitted with the building permit application. 6. An application for final review shall be submitted for review and approval by the HPC within one year of Nov. 13, 2002 or the conceptual approval shall be considered null and void per Section 26.415.070.D.3.c.3 of the Municipal Code. 7. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 ofthe Aspen Municipal Code; b. Contain a plat note stating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to the provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot 1 shall receive 2,010 square feet and Lot 2 2,570 square feet, which shall be noted on the plat. RECOMMENDED MOTION: "I move to approve Resolution No. , Series of 2002." Exhibits: 8 A. Staffmemo dated November 13,2002 B. Relevant Design Guidlines C. Revised Proposal 9 Exhibit B Relevant Design Guidelines for Conceptual Development Review, 533 W. Francis Replacement Windows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. o Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. o Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex profile. Within the window's easing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. Treatment of Existing Doors 4.1 Preserve historically significant doors. o Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. o Do not change the position and function of original front doors and primary entrances. o If a secondary entrance must be sealed shut any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut the original entrance on the primary facade must remain operable. 10 4.2 Maintain the original size of a door and its opening. o Altering its size and shape is inappropriate. It should not be widened or raised in height. Treatment of Porches 5.1 Preserve an original porch. o Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. o Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. o Expanding the size of a historic porch is inappropriate. Treatment of Architectural Features 6.1 Preserve significant architectural features. o Repair only those features that are deteriorated. o Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o 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. o Removing a damaged feature when it can be repaired is inappropriate. Treatment of Ro ofs 7.1 Preserve the original form of a roof. o Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. o Retain and repair roof detailing. 7.2 Preserve the original eave depth. o The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. 7.5 Preserve original chimneys, even if they are made non-functional. 7.6 When planning a rooftop addition, preserve the overall appearance of the original roof. o An addition should not interrupt the original ridgeline. Preserving Building Locations and Foundations 9.1 Proposals to relocate a building will be considered on a case-by-case basis. o In general, relocation has less of an impact on individual landmark structures than those in a historic district. o It must be demonstrated that relocation is the best preservation alternative. o Rehabilitation of a historic building must occur as a first phase of any improvements. o A relocated building must be carefully rehabilitated to retain original architectural details and materials. 11 o Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. o The design of a new structure on the site should be in accordance with the guidelines for new construction. o In general, moving a building to an entirely different site or neighborhood is not approved. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. o If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots. Both lots shall remain landmarked properties. Site the structure in a position similar to its historic orientation. It should face the same direction and have a relatively similar setback. It may not for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.5 A new foundation should appear similar in design and materials to the historic foundation. o On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. o Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. o Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A lightwell may be used to permit light into below-grade living space. o In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). o The size of a lightwell should be minimized. o A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. Existing Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. o Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. 12 0 02 New Additions 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. o A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacl<s of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. o An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. o A 1-story connector is preferred. o The connector should be a minimum of 10 feet long between the addition and the primary building. o The connector also should be proportional to the primary building. 10.8 Place an addition at the real' of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. o Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. o Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. o Typically, gable, hip and shed roofs are appropriate. o Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 13 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. o For example, loss or alteration of architectural details, comices and eavelines should be avoided. 10.11 On a new addition, use exterior materials that are compatible with the historic materials Of the primary building. o The new materials should be either similar or subordinate to the original materials. Mass and Scale 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane of the front should not appear taller than the historic structure. The front should include a one-story element such as a porch. Building & Roof Forms 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. o Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. o Flat roofs should be used only in areas where it is appropriate to the context. o On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. o Roof materials should have a matte, non-reflective finish. 14 00 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDING COUNCIL APPROVAL OF A HISTORIC LANDMARK LOT SPLIT AND APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), VARIANCES, AND ON-SITE RELOCATION FOR THE PROPERTY LOCATED AT 533 W. FRANCIS STREET, LOTS A-C, BLOCK 28, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 2002 PARCEL ID: 2735-124-25-001 WHEREAS, the applicant, David Gibson, represented by Haas Land Planning, LLC, has requested approval for a Historic Landmark Lot Split, Major Development (Conceptual) Review, On-Site Relocation, Setback Variances, and a 500 square foot FAR bonus for the property located at 533 W. Bleeker Street, Lots A-C, Block 28, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and WHEREAS, in order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(2), Subdivision Exemptions, Lot Split The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot sph. exemption pursuant to Section 26.100.040(C)(1)(a); and d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the ojfice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shaN render the plat invalid and reconsideration of the plat by the City Council will be requiredfor a showing of good cause. D In tile case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. g) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home; and 26.480.030(A)(4), Subdivision Exemptions, Historic Landmark Lot Split The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, It-15A, RMF, or O zone district. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum noor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the It-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel; and 26.470.070(C), GMOS Exemption, Historic Landmark Lot Split The construction of each new single-family dwelling on a lot created through review and approval of an Historic Landmark Lot Split shall be exempt from the scoring and competition procedures. The exemption is to be approved by the Community Development Director, but is not to be deducted from the respective annual development allotments or from the development ceilings; and 26.415.010(D), Historic Landmark Lot Split A Historic Landmark Lot Split is a two step review, requiring a public hearing before HPC and before City Council; and WHEREAS, in order for HPC to grant an FAR bonus, per Section 26.415.110.E, HPC must find that: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable noor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets *U applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or £ An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained; and WHEREAS, in order to approve Relocation of a historic structure, per Section 26.415.090.C, the HPC must find that the proposal meets any one of the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; gr 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; g[ 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security; and WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated November 13, 2002, performed an analysis of the application based on the standards, developed findings based on the applicable review criteria, and recommended that the project be approved; and WHEREAS, at their regular meeting on November 13, 2002, the Historic Preservation Commission considered the application, found the application was consistent with the applicable sections of the Municipal Code, and approved the application with conditions by a vote of to . NOW, THEREFORE, BE IT RESOLVED: HPC recommends Council approve the Historic Landmark Lot Split and approves the application For Major Development (Conceptual), Variances, On-Site Relocation, and a 500 square foot FAR bonus for the property located at 533 W. Francis Street, Lots A-C, block 28, City and Townsite of Aspen, Colorado with the following conditions 1. The HPC hereby approves a 500 square foot FAR bonus. 2. The HPC hereby approves the following setback variances for Lot 1: a 4'west sideyard setback variance, a 2.5' east sideyard setback variance, a 6.5' combined sideyard setback variance, and a 15' combined front and rear yard setback variance. 3. A structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover must be submitted with the building permit application. 4. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures must be submitted with the building permit application. 5. A relocation plan detailing how and where the buildings will be stored and protected during construction must be submitted with the building permit application. 6. An application for final review shall be submitted for review and approval by the HPC within one year ofNov. 13,2002 or the conceptual approval shall be considered null and void per Section 26.415.070.D.3.c.3 of the Municipal Code. 7. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 of the Aspen Municipal Code; b. Contain a plat note stating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to the provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot 1 shall receive 2,010 square feet and Lot 2 2,570 square feet, which shall be noted on the plat. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of November, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk EXHIBIT 1 FvL *In,r i 1 U --7- ATTACHMENT 7 fE] AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 3 3 3 w, 8 let wak 44. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Lit .3 Le g , 200- STATE OF COLORADO ) ) SS. County of Pitkin ) I <\LA. R, c\A - , (name, please print) being or representing an Applicant to the City ofAspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (IE) of 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 posted at least fifteen (15) days prior to the public hearing and was continuously visible from the OS day of O 40\044 , 2003:_, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. J Mailing ofnotice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U. S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet ofthe property subject to the development application. The names and addresses of property owners shall be those on the current tax records ofPitkin County as they appeared no more than sixty (60) days prior to the date ofthe public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) . PUBUC NOTICE DATE - TIME ~: PLACE :s PURPOSE r + r , m e.fiA.k¢L_. . 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 ofthis Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature The foregoing "Affidavit ofNotice" was acknowledged before me this 9'tay Of ~~~0 A , 2002, by A 1 0-n 2-& Lt\/na-0,4 WITNESS MY HAND AND OFFICIAL SEAL My/7 mission exgires: 07/4/<300 4 '1%23 OF~ ~jtuilh- ~AJ~ Notary Public . ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL .,1. PUBLIC NOTICE RE: 333 W. BLEEKER STREET HISTORIC LANDMARK LOT SPLIT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, November 13, 2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Bleeker Street Partners I, LLC and Bleeker Street Partners II, LLC requesting approval of a Historic Landmark Lot Split at 333 W. Bleeker Street. The property is legally described as Lots A-C, Block 44, City and Townsite of Aspen. The proposal will subdivide the property into one 6,000 square foot lot and one 3,000 square foot lot. For further information, contact Amy Guthrie at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 920-5096, amyg@ci.aspen.co.us. s/Rally Dupps. Chair Aspen Historic Preservation Commission Published in the Aspen Times on October 26,2002 City of Aspen Account Smooth Feed SheetsTM Use template for 5160® 212 N SECOND ST LLC ALH HOLDING COMPANY GUNNISON BARKER JACK 1/2 INT C/O RICHARD CORBETT 435 W MAIN ST BARKER CARRYN ADRIANNA TRUST 1/2 INT 2-" N WEST SHORE BLVD STE 110 ASPEN, CO 81611 *, FL 33607-5749 PO BOX 7943 ASPEN, CO 81612 BECK GLENN A BLEVINS J RONALD & PHYLLIS M BLONIARZ JOHN W & DONNA L PO BOX 1102 20320 FAIRWAY OAKS DR #353 1839 N ORLEANS ST VICTORVILLE, CA 92392 BOCA RATON, FL 33434 CHICAGO, IL 60614 CHAMBERS PETE/SEND TAX BILLS TO BROWDE DAVID A CARINTHIA CORP DOUGLAS PRICE 176 BROADWAY 45 E LUPINE DR 8611 MELWOOD NEW YORK, NY 10038 ASPEN, CO 81611 BETHESDA, MD 20817 CITY OF ASPEN CLICK JANE COLORADO MOUNTAIN NEWS MEDIA 130 S GALENA ST 333 W MAIN ST 500 DOUBLE EAGLE CT ASPEN, CO 81611 ASPEN, CO 81611 WASHOE, NV 89511 COMCOWICH WILLIAM L CONDER CANDIDA E CRETE ASSOCIATES LP 420 W MAIN ST 19816 GRAND VIEW DR 3418 SANSON ST ASPEN, CO 81611 TOPANGA, CA 90290-3314 PHILADELPHIA, PA 19104 wi WOLF NICHOLAS DEREVENSKY PAULA DEROSE V F 233 W BLEEKER ST 1128 GRAND AVE 1209 N 14TH AVE ASPEN, CO 81611 GLENWOOD SPRINGS, CO 81601 MELROSE PARK, IL 60160 DOBBS JOHN C & SARA F FIRESTEIN CHESTER & BEVERLY FISCHER SISTIE PO BOX 241750 9777 WILSHIRE BLVD STE 501 442 W BLEEKER MEMPHIS, TN 38124 BEVERLY HILLS, CA 90212 ASPEN, CO 81611 GOLD RANDAL S JACOBY FAMILY LTD PARTNERSHIP HUGGIN H SCOTT EPSTEIN GILBERT AND MOLLIE CASPER J JACOBY 111 G EN PARTNER 449 NW STATE ST PO BOX 9813 PO BOX 248 BEND, OR 97701-2550 ASPEN, CO 81612 ALTON, IL 62002 JANSS MARY 1992 REVOCABLE LIVING MCANIFF RICHARD J KARP MICHAEL TRUST C/O CORNERSTONE ADVISORS 3418 SANSOM ST 403 W HALLAM 777 108TH AVE NE SUITE 2000 PHILADELPHIA, PA 19102 ASPEN, CO 81611 BELLEVUE, WA 98004-5118 CDONALD FAMILY TRUST NATHAN REVOCABLE TRUST PATRICK JAMES K 320 W MAIN ST 718 N LINDEN DR 417 W HALLAM ST ASPEN, CO 81611 BEVERLY HILLS, CA 90210 ASPEN, CO 81611 ~AVERY® Address Labels Laser 5160® Smooth Feed SheetsTM Use template for 5160® POTVIN SALLY ALLEN PRICE DOUGLAS RICHTER SAM 50% INT 320 W BLEEKER ST 8611 MELWOOD RD 7874 AFTON VILLA CT , CO 81611 BETHESDA, MD 20817 BOCA RATON, FL 33433 RICKEL DAVID RISCOR INC RISPOLI PETER 8324 BROODSIDE RD 2727 N HARWOOD ST #980 323 W HALLAM ST ELKINS PARK, PA 19027 DALLAS, TX 75201 ASPEN, CO 81611 ROSENTHAL DIANNE SEALS JOHN R & CAROLYN SEVEN SEAS INVESTMENT LLC PO BOX 10043 4410 MEDICAL DR #400 1017 ELMWOOD AVE ASPEN, CO 81612-7311 SAN ANTONIO, TX 78229 WILMETTE, IL 60091 SHEEHAN WILLIAM J AND SILVERSTEIN PHILIP SIMON LOUIS & EILEEN SHEEHAN NANCY E SILVERSTEIN ROSALYN 1576 CLOVERLY LN 10 GOLF VIEW LN 25 KNOLLS CRESCENT RYDAL, PA 19046 FRANKFORT, IL 60423 BRONX, NY 10463 SLOVITER DAVID SLOVITOR DAVID & ELAINE STILWELL REED & CLAIRE SLOVITER ROSALIE 1358 ROBIN HOOD RD 191 UNIVERSITY BLVD #714 1358 ROBINHOOD RD MEADOWBROOK, PA 19046 DENVER, CO 80206 MEADOWBROOK, PA 19046 TAD PROPERTIES LTD LLC S i RANDBERG JOHN J & JANE T TAD PROPERTIES LTD LIABILITY CO TOWNE CENTRE PROPERTIES LLC 1200 MAIN ST #LBBY PO BOX 9978 323 W MAIN ST #301 KANSAS CITY, MO 64105-2100 ASPEN, CO 81612 ASPEN, CO 81611 TEMPKINS HARRY TWIN COASTS LTD THALBERG KATHARINE TEMPKINS VIVIAN 110 W C ST STE 1901 221 E MAI N ST 420 LINCOLN RD STE 258 ASPEN, CO 81611 SAN DIEGO, CA 92101 MIAMI BEACH, FL 33139 WHYTE RUTH PO BOX 202 ASPEN, CO 81612 ~AVERY® Address Labels Laser 5160® MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning DirectorJAO FROM: Amy Guthrie, Historic Preservation Officer 40< Katie Ertmer, Historic Preservation Intern \AE RE: 333 W. Bleeker- Historic Landmark Lot Split, Public Hearing HPC Resolution No. , Series of 2002., DATE: November 13,2002 SUMMARY: This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a Victorian home and a historic garage. The proposal before HPC involves a lot split of the 9,000 square foot lot into one 6,000 square foot lot and one 3,000 square foot lot. The historic structures, which are also on the National Register of Historic Places, will not need to be relocated to complete the lot split and no alterations to them are planned at this time. APPLICANT: Brandon L. Marian, Managing Partner of Bleeker Street Partners I, LLC and Bleeker Street Partners II, LLC, owner, represented by Alan Richman Planning Services PARCEL ID: 2735-124-41-001. ADDRESS: 333 W. Bleeker, Lots A-C, Block 44, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential). CURRENT LAND USE: 9,000 sq. ft. lot containing a Victorian Home, and a detached garage. HISTORIC LANDMARK LOT SPLIT In order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(2), SUBDIVISION EXEMPTIONS, LOT SPLIT The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes 1 and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Staff Finding: The property is part of the historic townsite and has not been previously subdivided. 14 No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). Staff Finding: This proposal will create one 6,000 square foot lot (Lot A and Lot B) to be referred to as Lot 1, which will contain the historic structures and one 3,000 square foot vacant lot (Lot C) to be referred to as Lot 2, each of which will meet or exceed the 3,000 square foot minimum set for Historic Landmark Lot Splits. Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which states that affordable housing mitigation will not be required for properties created through a historic landmark lot split. c) The lot under consideration, or any part thereof, was not previously tile subject of a subdivision exemption under the provisions of this chapter or a "lot sph. exemption pursuant to Section 26.100.040(C)(1)(a); and Staff Finding: The land has not been subdivided previously. d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the oftice of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Staff Finding: The subdivision plat shall be a condition of approval. It must be reviewed by the Community Development Department for approval and recordation within 180 days of final land use action. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the ojfice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Staff Finding: 2 The subdivision exemption agreement shall be a condition of approval. It must be reviewed by the Community Development Department for approval and recordation within 180 days of final land use action. D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Staff Finding: No dwelling unit is located in a manner that necessitates its demolition in order to split the lot. The Victorian house and the carriage house will be preserved as part of this plan in accordance with the land use code. g) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a singledamity home. Staff Finding: The parcel currently contains one detached dwelling unit. The proposal does not include any additional units on the site, however the maximum potential build out for this site is three detached units. The 3,000 square foot parcel is permitted to contain one detached dwelling unit. The 6,000 square foot parcel may be permitted to contain two detached dwelling units, with further reviews. 26.480.030(A)(4), SUBDIVISION EXEMPTIONS, HISTORIC LANDMARK LOT SPLIT The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-151 RMF, or O zone district. Staff Finding: The subject parcel is 9,000 square feet and is located in the R-6 Zone District. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. 3 If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. Staff Finding: The two lots will be used wholly for residential purposes. The maximum floor area for the original parcel, containing a historical landmark in an R-6 zone, is 4,080 square feet. The existing historic Victorian house on Lot 1 will receive 2,280 square feet of floor area . The existing house on Lot 1 contains 2,058 square feet of floor area, leaving the potential for a very small addition of 222 square feet. Lot 2 will receive 1,800 square feet of floor area. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contain a historic structure. The FAR bonus will be added to the maximum FAR allowed on the original parcel. Staff Finding: There is currently no proposed development for this site. The lot-split will not create any non-conformities. The existing house meets setback requirements and the carriage house previously received a variance to bring it into compliance. 26.470.070(C), GMOS EXEMPTION, HISTORIC LANDMARK LOT SPLIT The construction of each new single-family dwelling on a lot created through review and approval of an Historic Landmark Lot Split shall be exempt from the scoring and competition procedures. The exemption is to be approved by the Community Development Director, but is not to be deducted from the respective annual development allotments or from the development ceilings. Staff Finding: There are no new single family residences being created by this project, therefore this standard is not relevant to the project. 26.415.010(D), HISTORIC LANDMARK LOT SPLIT A Historic Landmark Lot Split is a two step review, requiring a public hearing before HPC and before City Council. Staff Finding: HPC is holding a hearing on this project and Council will hold a hearing at Second Reading of this Ordinance. 4 RECOMMENDATION: Staff recommends that HPC approve Resolution No. , Series of 2002, approving the Historic Landmark Lot Split application for 333 W. Bleeker Street, Lots A- C, Block 44, City and Townsite of Aspen, Colorado with the following conditions: - ~ - tellt shall be reviewed and approved 1. A subdivision plat 44-843 -2 i w by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 of the Aspen Municipal Code; b. Contain a plat note stating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to the provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot 1 shall receive 2,280 square feet and Lot 2 1,800 square feet, which shall be noted on the plat. RECOMMENDED MOTION: "I move to approve Resolution No. , Series of 2002." Exhibits: Resolution No. , Series of 2002 A. Staff memo dated November 13,2002 B. Application 5 703/4/SWimmfiRTH#:33'HETTUTW RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDING COUNCIL APPROVAL OF A HISTORIC LANDMARK LOT SPLIT FOR THE PROPERTY LOCATED AT 333 W. BLEEKER STREET, LOTS A-C, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO,~ ~ , SERIES OF 2002 PARCEL ID: 2735-124-41-001 WHEREAS, the applicant, Brandon L. Marian, managing partner of Bleeker Street Partners I, LLC and Bleeker street Partners II, LLC, represented by Alan Richman Planning Services, has requested approval for a Historic Landmark Lot Split, for the property located at 333 W. Bleeker Street, Lots A-C, Block 44, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and WHEREAS, in order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(2), Subdivision Exemptions, Lot Split The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot splii exemption pursuant to Section 26.100.040(C)(1)(a); and d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the ojjice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shaH render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. g) Maximum potential buitdout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home; and 26.480.030(A)(4), Subdivision Exemptions, Historic Landmark Lot Split The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, It-15, R-15A, RMF, or O zone district. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum noor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the noor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel; and 26.470.070(C), GMOS Exemption, Historic Landmark Lot Split The construction of each new single-family dwelling on a lot created through review and approval of an Historic Landmark Lot Split shall be exempt from the scoring and competition procedures. The exemption is to be approved by the Community Development Director, but is not to be deducted from the respective annual development allotments or from the development ceilings. 26.415.010(D), Historic Landmark Lot Split A Historic Landmark Lot Split is a two step review, requiring a public hearing before HPC and before City Council. WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated November 13, 2002, performed an analysis of the application based on the standards, developed findings based on the applicable review criteria, and recommended that the project be approved; and WHEREAS, at their regular meeting on November 13, 2002, the Historic Preservation Commission considered the application, found the application was consistent with the applicable sections of the Municipal Code, and recommended to approve the application by a vote of to . NOW, THEREFORE, BE IT RESOLVED: HPC recommends Council approve the Historic Landmark Lot Split application for 333 W. Bleeker Street, Lots A-C, Block 44, City and Townsite of Aspen, Colorado, with the conditions listed below: 1. A subdivision plat 9 1 1 1 1 --.ibagreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 of the Aspen Municipal Code; b. Contain a plat note stating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to the provisions of the Land Use Code in effect at the time of application; srerst)*1198,/!2Jiht~:C4&#AS c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot 1 shall receive 2,280 square feet and Lot 2 1,800 square feet, which shall be noted on the plat. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of November, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel; and 26.470.070(C), GMOS Exemption, Historic Landmark Lot Split The construction of each new single-family dwelling on a lot created through review and approval of an Historic Landmark Lot Split shall be exempt from the scoring and competition procedures. The exemption is to be approved by the Community Development Director, but is not to be deducted from the respective annual development allotments or from the development ceilings. 26.415.010(D), Historic Landmark Lot Split A Historic Landmark Lot Split is a two step review, requiring a public hearing before HPC and before City Council. WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated November 13, 2002, performed an analysis of the application based on the standards, developed findings based on the applicable review criteria, and recommended that the project be approved; and WHEREAS, at their regular meeting on November 13, 2002, the Historic Preservation Commission considered the application, found the application was consistent with the applicable sections of the Municipal Code, and recommended to approve the application by a vote of to NOW, THEREFORE, BE IT RESOLVED: HPC recommends Council approve the Historic .Landmark Lot Split application for 333 W. Bleeker Street, Lots A-C, Block 44, City and Townsite of Aspen, Colorado, with the conditions listed below: 1. A subdivision plat and-211W1.i.=isieameK=zrliz=*Imule0 shall be reviewed and approved by the Community Development Department and recorded iii the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 of the Aspen Municipal Code; b. Contain a plat note stating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to the provisions of the Land Use Code in effect at the time of application; < EL \*/ . e) Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shaN render the plat invalid and reconsideration of \ the plat by the City Council will be required for a showing of good cause. D In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. g) Maximum potential buitdout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-famity home; and 26.480.030(A)(4), Subdivision Exemptions, Historic Landmark Lot Split The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. 8 P31 EXHIBIT 7- ATTACHMENT 7 17] AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 4-03 €>ouni (* 1.",A , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 5:00 Rm vilp 0-8 ,200.2- STATE OF COLORADO ) ) SS. County of Pitkin ) 322 00£#A'l (name, please print) I, being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City ofAspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. X Posting ofnotice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproofmaterials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed ofletters not less than one inch in height. Said notice was posted at least fifteen (15) days p®r to the public hearing and was continuously visible from thejl~ day of /C¥0 8 £ /2-, 200,9-, to and including the date and time of the public hear\ng. 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 any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) 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 of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Aft/l(&*0/ Sigq~re The foregoing "Affidavit ofNotice" was acknowled#ed before me this /34!lay of K) (Ne**Iner , 200-~ by 31'ke- \.j iclur y WITNESS MY HAND AND OFFICIAL SEAL ,¢f,h My corwN€Man e#474 M"f 'St Zlb¢ 8,0/ n l\, EC~ »Lift«_ z: 1 9, jin :a:14 ¥otary PuK* :00 ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL & g K . . . 1 r... · AL ''' #le·- 0,/1-I.I/*9~r =%.0 . I - Ir-:.* I -~ I PUBLIC NOTICE DATE NOVIA.52 TIMR 5 00 FM LOWER FLCUK PLACE10WN HALL AS* A·,Z/•f- PUnPOSE 12:) 622NSIDEQ. AN APPL10411011 *12% HES. MINCMK. SEVIEW oF EXTEKIC'K 61*+1426 le 403 -es? giALLHA. ~ *iti~N 2,54*214, c:.£10. FOR FUO€P 14,Of*,AnON CD¥-ACT DE ASPed·Pr™• PlAY•IG OF:ACE 130 SOUTH GALENA .SPE' CO .9.-3..2.--00 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce 0hlson, Deputy Planning DirectorJR' FROM: Amy Guthrie, Historic Preservation Officer RE: 403 S. Galena, Guido's Building, Minor Development- Public Hearing DATE: November 13,2002 SUMMARY: The application before HPC involves replacing exterior materials on a non-designated building in the Commercial Core Historic District. APPLICANT: Umbria Enterprises, Inc., represented by Jake Vickery Architects. PARCEL ID: 2737-182-21-009. ADDRESS: 403 S. Galena Street, Lots H and I, Block 90, City and Townsite of Aspen, Colorado. ZONING: "CC," Commercial Core. MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. 1 This application affects the building commonly known as "Guido's", located on the Cooper Street Mall. The structure is not designated historic, but is within a historic district and therefore exterior alterations fall within the purview of the HPC. The Guido's building was built by Guido Meyer in approximately 1951. The Meyer's operated a restaurant on the ground floor and lived on the upper floor. Below is a photograph of the structure as it appeared c. 1956. It is staffs understanding that shortly after this picture, the family added the bargeboard trim, painted crests, and additional " window shutters that can be seen in a 1990 picture attached to this memo as "Exhibit B. 14. 1 AkA *i'V A • M Pal:.2 }14 1.9; #L_*.1,1, - ••=. 179 h• - 49274 In 1971, an addition was constructed to the west of the original structure, and in 1990, a major remodel was reviewed and approved by the Historic Preservation Commission. At that time, the Commission was beginning to recognize the importance of the Chalet style, but had not designated any structures nor developed any specific criteria or guidelines for their preservation. It was determined during the 1990 HPC review process that the original Chalet building had structural issues that would best be resolved by demolition of the upper story, and a portion of the first story as well. The building that we see today is essentially a reconstruction. In reviewing the board' s minutes, it is apparent that they wished to maintain some elements of the chalet character in the new building, but the features did not necessarily replicate what was built in the 1950's. Within the last 10 years, as various businesses have occupied the ground floor of the Guido's, changes have been approved by HPC for window and door re-configurations and the structure has not been treated as historically significant. This is not a building that staff has ever recommended for designation during our current efforts to expand the historic inventory to include more Post World War II properties, nor does staff think such a recommendation would be appropriate given the fact that most of it is recent construction and it has a fairly limited amount of chalet characteristics at this time. It is staff's opinion that the structure that existed in 1990, prior to the major remodel, would 2 likely have met the standards that we have developed now for designation, however, that building has been lost. Staff is somewhat concerned with the current proposal in that it removes the chalet gestures that still exist on the site, however, it does not seem appropriate to insist on their continued existence because the building does not have enough integrity to qualify as a significant example ofthe Chalet Style. It is difficult to apply the design guidelines to this project because Guido's is clearly an anomaly within the predominantly 19th century downtown. The only part of the design guidelines which are applicable to this project, Chapter 13, "Design in the Commercial Core Historic District" is attached for HPC's reference in its entirety. If this structure were proposed as a new building today, it would not meet the standards, however staff cannot find that the proposed alterations to materials and features contained in this application are inappropriate. The materials and modifications to the building do serve to make the overall design more cohesive than it currently is as a result of all of the remodels, give the building a clearly contemporary character, and help to distinguish it more from the somewhat bulky addition to the west. RECOMMENDATION: Staff recommends that Minor Development be approved for 403 S. Galena Street with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 3. 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. RECOMMENDED MOTION: "I move to approve Resolution # , Series of 2002." Exhibits: Resolution # , Series of 2002 A. Staff memo dated November 13, 2002 B. "City of Aspen Historic Preservation Design Guidelines, Chapter 13." C. Photograph of Guido's building in 1990 D. Application 3 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT FOR NEW EXTERIOR MATERIALS AND EXTERIOR ALTERATIONS AT 403 S. GALENA STREET, LOTS H AND I, BLOCK 90, CITY AND TOWNSITE OF ASPEN RESOLUTION NO. , SERIES OF 2002 Parcel ID #: 2737-182-21-009 WHEREAS, the applicant, Umbria Enteriprises Inc., represented by Jake Vickery Architects, has requested Minor Development approval to replace the exterior materials and make modifications to the exterior of 403 S. Galena Street, Lots H and I, Block 90, City and Townsite of Aspen. This property is not designated historic, but is located within the Commercial Core Historic District; and WHEREAS, Section 26.415.070 of the Aspen 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. An application for a building permit cannot be submitted without a Development Order; and WHEREAS, the procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC reviews 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; and WHEREAS, Amy Guthrie, in her staff report dated November 13, 2002 performed an analysis of the application based on the standards, and recommended the application be approved with conditions; and WHEREAS, at a regular meeting held on November 13,2002, the Historic Preservation Commission considered the application, found the application to meet the review standards, and approved the application with conditions by a vote of to THEREFORE, BE IT RESOLVED: That the HPC approves Minor Development for 403 S. Galena Street, Lots H and I, Block 90, City and Townsite of Aspen finding that the review standards are met, with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 3. 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 o f 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. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of November, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Rally Dupps, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk Commercial Core Historic District Chapter 13 Design in the Commercial Core Historic District Policy: Improvements in the Commercial Core Historic District should maintain the integrity of historic resources in the area. At the same time, compatible and creative design solutions should be encouraged. This chapter presents design guidelines for new Characteristics ofthe Commercial construction and alterations to existing non- historic structures in the Commercial Core Core Historic District Historic District. First, key design characteristics Relationship to the town grid of this district are summarized and then specific The original arrangement of parcels significantly design guidelines are presented. affects the visual character of the area. The city was platted on a grid system of lots and blocks, and buildings were typically sited parallel with these lot lines. The layout of early buildings, Background streets, sidewalks and alleys still can all be seen The heart of Aspen centers around the in this system, and should be maintained. Commercial Core Historic District. It is the first area that developed in the early mining days of Alleys the town and its character reflects this rich mining Historically, alleyscapes were simpler and heritage, which is the image that many carry with utilitarian in character and contained a variety of them of this historic Colorado mountain town. materials and building scales. Many structures Each historic building significantly contributes to had additions that were subordinate to the main the integrity of the district and preservation of building, stepping down in scale at the alley. all of these resources is, therefore, crucial. This Others had loading docks, stairs and balconies will be especially important as new development that contributed to the human scale. The continues. Most buildings have features associated with traditional commercial designs. Ground level . level floors of the buildings were oriented to pedestrian views, with large display windows highlighting .] --0- the goods and services offered for sale inside. c#if~·Lity I Recessed entries were also typical. A horizontal ~ i floor from upper portions of the facade and the MI&*fi:biliwmif/1/lilliE..:9&*:lizilcias...*r:Till +V parapet was capped with a decorative cornice. E . 1 These elements combined to establish a horizontal emphasis along the street. Ground level floors of the buildings were oriented to pedestrian views, with large display windows highlighting the goods and services offered for sale inside. Ci ty of Aspet, Historic Preservation Design Guidelines LIU page 101 Chapter 13 Building form ''St" One of the most prominent unifying elements of , the Commercial Core is the similarity ofbuilding , -~=9'2 forms. Commercial buildings were simple # - ---_.--'fl-:- -* 11*#=99 rectangular solids, deeper than they were wide, 'r'5~3"801'6-~3/*4~; 22 6.La-05~ with flat roofs. In a few instances, gabled roofs, #i, 1i„„/i,/6*IMFRttfi.i/ with false fronts, may have been seen. This -, characteristic of flat roof lines is important and 1 t-* W./Eukr should be continued in new projects. Storefront character The repetition of upper story windows across building fronts The Commercial Core Historic District should creates a unifying effect. continue to develop as a pedestrian-oriented continued development of visual interest in these environment. Streets, sidewalks and pathways alleys is encouraged. Greater variety in forms and should encourage walking, sitting and other materials is also appropriate here. pedestrian activities; buildings should be visually interesting to invite exploration of the area by pedestrians. Existing walking routes should be Open space enhanced. Therefore, maintaining the Open space occurred as accents along the street, characteristics of traditional storefronts is usually where a house existed in the historic important. context or where a lot stood temporarily vacant. In more recent years, outdoor spaces were built that sometimes eroded the character of the street edge. These conditions are not precedents for ~ . 4 future development. While some open space may %29 ~~~~,€~ occur, it should be subordinate to the traditional 4 P '404*24 i .....30; > '449;i~ character of the street. P ,. S .<47,\ - ),4... A · . ..V •41·t Building setbacks ... feuci~~~~~hse%221222 4. '4 ttl ' 1 .0 f ~ \19 f 4 Ar ,/./9 1 4.? 6..t¢ line and were usually built out to the full width : ,*, *~,r> .. 1,-.!4*\ 1% 1' 4.e., ofa parcel. Although small gaps do occur between ki·- ,4 : .., 1 some structures, these are exceptions. This 1, 'S"-2.:>i - * 1. 'pic'! 6>8-: --:i.64 uniform wall of building fronts is vitally f ~ .1 ... 1„RF ---Ii.'~-'+ %, W 41 f£..11 m '' 91. IZJ important to the historic integrity of the district '1 ~ -'~ 4, ..¢44>11M· hid and should be preserved. F 1 n .9.4,1 Mass and scale : *J 4"4' Traditionally most commercial storefronts were ; 64 2 stories in height with some significant buildings ':$,- being 3-stories tall. Each block contained a mix P 4 of these heights, but an overall sense of unity in L ..0-4,~6<~,<~~~%~bi* 62· scale was established. In larger projects, a mix of ~*g~ 2- and 3-story modules should be used to 1 maintain variety in heights. The alignment of horizontal features on building facades is one of the strongest characteristics of the street and should be maintained in new construction. ER--1 page 102 City of Aspen Historic Preservation Design Guidelines Coniniercial Core Historic District doorways and to provide shelter to pedestrians. The repetition of this feature along the street contributes to the human scale of the area, and - 1.es= should be continued in future projects. Entrance doors were traditionally topped with transom 411 i.41- -1 7 1 -4-- I . windows that extended the vertical emphasis of -,1 these openings. -1142? -1- --- - .... . 1.- S 4 11 11 =- 0 ~ _~1 ~12-*i-P¢ T *; Detail alignment 2 ~ -7 - 27.-JA IL-ILT _1. A strong alignment of horizontal elements exists 0 ------~~~*i~ 6 *4.~.*mi,1M that reinforces the overall two-story scale of the district. Alignment is seen at the first floor level '9=4-= 1 =40-~ with moldings that are found at the top of display Features such as windows, architectural details, ornaments and windows; at upper floor levels, alignment is cornice moldings have substantial depth, and cast shadow lines found among cornices, window sills and headers. that add a three-dimensional feel to the facade. This alignment of horizontal features on building facades is one of the strongest characteristics of The street level features of traditional Aspen the street and should be maintained in new commercial buildings are clearly distinguishable construction. from the upper floors. First floors are predominantly fixed plate glass with a small Corner lots percentage of opaque materials. Upper floors are Many buildings on corner lots exhibit special the reverse; opaque materials dominate, and features that add accents. Corner entrances, windows appear as smaller openings puncturing towers and storefront windows that extend along the solid walls. These windows are usually intersecting street facades are examples. These double-hung. The street level is generally taller elements are appropriate in many corner lot than the upper floors. Storefronts of 12 to 14 feet locations and should be encouraged. These high are typical, whereas second floors of 10 to locations often served as focal points for public 12 feet are typical. activity and therefore sitting areas and other gathering spots are appropriate. The architectural Repetition of facade elements designs for corner lots should encourage such Patterns are also created along the street by the activities. repetition of similarly-sized building elements. For example, the repetition of upper story windows across some building fronts creates a unifying effect. In particular, windows, details, ornaments and cornice moldings reoccur frequently. These details also have substantial depth, such that they cast shadow lines and add a three-dimensional feel to the facade. They combine to form a composition for each building that has variations of light and dark, solid and void, rough and smooth surfaces. This variety within an overall composition is an essential characteristic, and should be incorporated in new designs. Most primary entrances to buildings are recessed, providing a shaded area that helps to define City of Aspen Historic Preservation De%ign Guidelines 391 page 103 Chapter 13 Design Goals for the Commercial ~- m'#t ypoguou=u=Buccul%L Cornice Core Historic District batjLAL-Al-,19 Traditionally the hub of Aspen and the center of commercial and cultural activity, the Commercial Core should remain so. Designs for new ~ Upper story construction should reinforce the retail-oriented windows function of the street and enhance its pedestrian character. - [3811; course a While new construction should be compatible I - Traneom with the historic character of the district, designs MI--- preplay should not copy early styles but instead should window seek creative new solutions that convey the ~u 16• - 9606©06& community's continuing interest in exploring entry innovations. At the same time, the fundamental ==lt==1 11 - 41=-1 r==4- Kickplate principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented Typical facade elements of commercial buildings in Aspen in the following pages. page 101 1-43 City of Aspen Historic Preservation Design Guidelines Commercial Core Historic District Relationship to the Town Grid r- 13.1 Respect the established town grid in all ~ 7_--7~-~-F--1---7 projects. I • Maintain the alignment of streets and alleys ~ whenever feasible. I YEE K NO! YES! YED! 13.2 Orient a new building parallel to its lot I lines, similar to that of traditional building I UL--1 orientations. oidewalk • The front of a primary structure shall be ©treet oriented to the street. Orient a building parallel to its lot lines. 13.3 Orientaprimaryentrance toward the street. • Buildings should have a clearly defined primary entrance. For most commercial buildings, this should be a recessed entry 1.1.-- way. • Do not orient a primary entrance to an interior court. ~ DOCK C , • Providing secondary public entrances to ~ commercial spaces is also encouraged on 61- a)1LwiN-Ill larger buildings. a\\69 ·4l Alleys £ VV 13.4 Develop alley facades to create visual Alley facades should be visually interesting. interest. Use varied building setbacks and changes in materials to create interest and reduce perceived scale. --4&1· • Balconies, court yards and decks are also Er#.~f.65. ~2~~__~ Pi# encouraged. , Iimi)) \ ell...+sae Emmgmgoill--Il-I---ill------23- • Providing secondary public entrances is ~ ..1 I~ strongly encouraged along alleys. These should be covered or protected and clearly ~,~L.1*30,--*Ii-*G~ intended for public use, but subordinate in.·.· 3-1 7.- ~ *~ 2*,em detail to the primary street-side entrance. 1/Will//*.4/1:Al/FiquE-V 13.5 Retain the character of the alley as a part of € the original town grid. 04'*4 131/ iti~lit#ZA ./.IMP D J I • Maintain an alley as an open space. : - - Alleys also maybeused as pedestrian ways. ...16" -- Develop open space as an amenity that can be experienced by the general public. City of Aspen Historic Preservation Design Guidelints 11 page 105 Chapter 13 Streetscape Amenities This section is being developed. page 106 r--FP City of Aspen HiNt.Oric Preservation Design Guidelines Commercial Core Historic District Building Setbacks 1....IA. 13.8 Maintain the alignment of facades at the . 9 sidewalks edge. $,•f" ' • Place as much of the facade of the building at the property line as possible. · 2 1 0 · Locating an entire building front behind the ..0 G 1 4 8 ~ established storefront line is inappropriate. Where a portion of a building must be set i back from the sidewalk, use landscape - * ~ 9 . 1 elements to define the sidewalk edge. /NI-1 : + 44 1 . . . I ..d ' .1 . - - ·1:\I t . 4 ... . 1, f i. 19 . 4 41. I - .* A . f. 4 1.4 ...4 $ .1. 4 ..1 - i-fj/89#.It -'1' /:PUZ*6;Efri,tiv,ILS*< F 'i -0 $J' . .1 ./*:-';10.5.1 -i.,e .4 21 I . fr- , 049 :.· 1 - *>*~~ ~:~~: ~n i~ y:i S ' Maintain the alignment of facades at the sidewalk's edge. ..1 . *. This second floor patio incorporates an abstract interpretation ol , upper-story windows and comice elements to define the space and · maintain the building wall line along the block, ... - 1.~Bil f 6.- . . .-Jitap: =. -19 1.. 1~71:. 7.feR Ad---= 11. - 3 3/ Entrances to interior courtyards shall have the appearance and scale of normal storefront openings. City of Aspen i listoric Preservation Design Guidelines CHL page 107 Chapter 13 11 .1,1,1 . The Wheeltr Opera Houee / E. Hyman Ave. 43 723 -b:- L - - -~ _32 . i-."- 0 ......IL-1./.1/I This figure ground study illustrates the alignment and amount of open space along the street edge during the year 1904. at 0 [he Wheeler Opera Houge E. Hyman Ave. Pedestrian Mall CO E % The sameblocks in 1999. Noticehowtheincreased useof openspace haserodedthe building wallalong thestreet. page 108 2:,1 1 City of Aspen Historic Preservation Design Guidelines Commercial Core Historic District Mass and Scale F~g' giflill li--- 13.9 Maintain the average perceived scale of Wf~* ~ -' H~IA two-story buildings at the sidewalk. Ii//Ill-~Il <92/:2...:.~ : ~Z'~ 1, • The design of a 3-story building should in #IEP~ somewayacknowledgethe2-storycharacter Q~_j?~ ~~~~ i.1/01.-- of the downtown. '24:1'.Lilillilli~illiA '2 IL • Floor-to-floor heights should appear to be similar to those seen historically. In ....d--I./li/~41/1/ particular, the windows in new construction ~- should appear similar in height to those ~ -Ill - --ill. seen traditionally. .......L L 19 « 13.10 True three-story buildings will be Maintain the average perceived scale of two-story buildings at the considered on a case-by-case basis. sidewalk. • In general, a proposed three-story building rnust demonstrate that it has no negative impact on smaller, historicstructuresnearby. 3 30 30 • The height and proportions of all facade components must appear to be in scale with i nearby liistoric buildings. 13.11 Consider dividing larger buildings into 1/0 "modules" that are similar in width to buildings Q --0- 1/= seen historically. • Where buildings are planned to exceed one 1 one buildine ~ lot width, use a change in design features to suggest the traditional building widths. A larger building may be divided into "modules" that reflect the traditional scale of construction. Changes in facade material, window design, facade height or decorative details are examples of techniques that may be considered. These variations should be expressed throughout the depth of the structure such that the composition appears to be a collection of smaller buildings. 118~ d .1 1 gle OP Building Form 460 13.12 Rectangular forms should be dominant 0 on Commercial Core facades. • Rectangular forms should be vertically This proposed infill building is divided into smaller building oriented. modules in order to relate to the widths of historic buildings in the • The facade should appear as predominantly area. flat, with any decorative elements and projecting or setback "articulations" appearingtobesubordinatetothedominant form. City of Aspen Historic Preservation Design Guidelines 041 page 109 Chapter 13 13.13 Use flat roof lines as the dominant roof • A flat roof, or one that gently slopes to the form. rear of a site, should be the dominant roof form. • Parapets on side facades should step down towards the rear of the building. - - , • False fronts and parapets with horizontal - emphasis also may be considered. Building forms that step down in scale to the alley are encouraged. 13.14 Alongarearfacade,usingbuildingforms that step down in scale toward the alley is encouraged. • Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure. • Use projecting roofs at the ground floor overentrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. Storefront Character 13.15 Contemporary interpretations of traditional building styles are encouraged. • A contemporary design that draws upon the fundamental similarities among historic buildingswithoutcopyingthemispreferred. This will allow them to be seen as products of their own time and yet be compatible with their historic neighbors. • The literal imitation of older historic styles is discouraged. • In essence, infill should be a balance of new and old in design. page 110 City of Aspen Historic Preservation Design Guidelines 1 . 1 Commercial Core Historic District 13.16 Develop the ground floor level of all 01-4 projects to encourage pedestrian activity. • Consider using storefronts to provide -Ti-12*I pedestrian interest along the street. Storefrontsshould maintain the historicscale and key elements such as large display I -... windows and transoms. • Large storefront display windows, located at the street level, where goods or services d are visible from the street, are particularly ¢ jIN 4... .2-' encouraged. ;fef, f • The primary building entrance should be at street level. "Garden level" entrances are 2 i inappropriate. 7 I. I ........ 4% , 13.17 Maintain the distinction between the + street level and the upper floor. Contemporary interpretations of traditional building styles are • The first floor of the primary facade should encouraged. be predominantly transparent glass. • Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical ernphasis. Highly reflective or darkly tinted glass is inappropriate. • Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of abelt course is an important feature in this relationship. City of Aspen Histotic Prebervation Design Guidelines c~ . p:lge 111 L« Chapter 13 Q~ '~ *¥J Repetition of Facade Elements . :b m=¥2? '4 3~ 13.18 Maintain the repetition ofsimilar shapes 11.. I ,~ and details along the block. i ~ 2 9 £3 "72 <d~ • Upperstorywindowsshouldhaveavertical i IN m Rl h 2% r Jr--1- f...8. :1 - S :% .:, - I 9., 117 .- 1 ..b.-It emphasis. In general, they should be twice 4.$ .> ... 12 3 1 1. LI! 1 • M.Fi -.r .1- as tall as they are wide. ·3: 1 • Headers and sills of windows on new buildings should maintain the traditional . -- -/ P..5. . . 4.. · placement relative to cornices and belt courses. 13.19 Maintain the pattern created by recessed entry ways that are repeated along a block. • Set the door back from the front facade approximately 4 feet. This is an adequate amount to establish a distinct threshold for 6 -1. pedestrians. , • Where entries are recessed, the building line at the sidewalk edge should be The general alignment of horizontal features on building fronts maintained by the upper floor(s). should be maintained. • Use transoms over doorways to maintain the full vertical height of the storefront. Detail Alignment 13.20 The general alignment of horizontal features on building fronts should be maintained. • Typical elements that align include window moldings, topsof displaywindows, cornices, copingsandparapetsatthetopsofbuildings. • When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the facade elements. page 1 12 1 69.4 City of Aspen Historic Preservation Dexign Guidelines 149«1 + I tt... Commercial Core Historic District . I 13.21 Special features thathighlightbuildings .,44''It 1 on corner lots may be considered. .1 1 Develop both street elevations to provide .Ii"Imi"Ii,071*. --li -"Ri -d#..54 1 -1,99 41' r 94 visual interest to pedestrians. .- 9 lili ill F giwililli' • Cornerentrances, bay windows and towers F ,!1··'u•~ ·i,· F'0' ' ~ , '0 are examples of elements that may be ,1,/7 ~4/~ .6.-13 considered to emphasize corner locations. 1 0,6 -1 1 1 • Storefrontwindows, displaycasesandother 1- 1 L 'tiMiL 2 1 1 III 1 elements that provide visual interest to ·4 1 ~.1 11 1 1 facades along side streets are also appropriate. I . 11' L gial ' 1 A new commercial storefront should be a contemporary NON - interpretation of traditional ones. The following images provide .//4./.-'I. 1.--' ~1"1.-24'.-0.- I examples of contemporary storefront elements that should be used. fh ./ I * 11 j i : 2 , 1.- ..4 :1 - 1 - 1 $. . '1- 21|1- 1~ iiI• 1 14 . $ 4 - --- 1 «pill'Z~--i~.*-1' 2164314 - 2,€:miz.*--**C --1 $ -etj=cle-:i -21, Developtheground floorlevelofall projectstoencouragepedestrian .44%U, »£ - -L -=t-!0 - - 1 - activity. Consider using contemporary commercial storefronts to provide h. -4-7.J NE , pedestrian interest along the street. tilf,~ligit<l= 7...1,1/*~4,1//2.. 111 ~ La i '. : ti-1 . 1 2:.61/0 6, i - *t-**41 /:.,r' . 7-=****#-, 11 1 1 01 1., 1 .1 1 11~. 1, ) 1 41~ ' --'In"/P""f"t..,4 .1 . /- 21.- .i : ' Ir. ...._.1 ..4/Ul /9--~ E- --11': 4:1 1 0 0:fifam, A commercial storefront should include a kickplate, or bulkhead, _ _ below the storefront window. 3--iI- -*~L--*a,w:*..'- 49*Jigrk:#24 =111- In existing buildings, even small windows can provide for product display. City of Aspen Ilistoric Preservation Design Guidelines ~. page 113 Chapter 13 1 - r _7.(1 (11,1 1 111 4,1,10.i~111,4,~. + 1 48 16760* 'f' 17 P I : , 0' , , 11 4'd~17 W £ 'Affij . -r-=..W---I -7 ~..4, r mI Commercial storefronts should include a cornice or building cap. t .. .1 4 ' 17, 14 : ... . 4 . i + ~- 2 f 7,n -CR~WI'll....... 1 . Jill. - Cornerentrances, baywindowsandtowersareexamplesofelements 6-1/ i?/43~/ 1-~ ·· - - -»» ~ that may be considered to emphasize corner locations. 11. 19.4 I . 71 Commercial storefronts should include a transom band of lights \ ~ ~ above the storefront windows. Commercial storefronts should include large display windows. Page 114 .44· \ City of Aspen Historic Preservation Design Guidelines Land Use Application THE CrrY OF ASPEN PROJECT: Name: U m P*]A *-mot-)9-L. 0¥ 61„,pd s f·> 604 Location: 403 So. 6,Al€.1.* , ASFER. l,ors % 4 -1, , Pploc,k- °\O ; 02.16. fo\NN?i-rs. (Indicate street adliress, rot & block number or metes and bounds descriphon ofproperty) APPLICANT: INC. Name: l#nhEIA 1EAMER~81%69'foR 40 19) S~ 146 lAN y Address·.,4-49- RAS¥ COOPER AVE· i AL>FW, 00 8/b // 9 Phone #070) 174 -3025 Fax#(979) 920 --3/Ki E-maw.MANBOORDRA/16>, AOL, 66#N REPRESENTATIVE: / 5 811 Name: ITAM. V I (*,24 ARLH·1-res Address: ..ED* BOX Il,Sbgo ; *25211836 96-r #)A/ivsf.,281*kj Phone # (99)926.3640 Fax#: (31*N -6]42, E-man.~ NVCEPEAOL.LOA TYPE OF APPLICATION: (please check all that apply): U Historic Designation El Relocation (temporary, on or off-site) £ Certificate of No Effect ~ Demolition (total demolition) El Certificate ofAppropriateness ~ Historic Landmark Lot Split -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) 9- *093( 0008 FRAN\t; C,Aklfa 1¥8£ erucco 993«, P.rt€-A 4>\\ki 'EwnDD€b /19 1990 -©8 ' 0 4.2,9-t~rruy 29»1 L LOW €21- Fl®12-, FS*rAV RAACT- Uppt£ F!£012- i PROPOSAL: (descnption ofproposed buildings, uses, modifications, etc.) *No WAN 4% OF USe'. 02€f/AC?,m ?,Arr OP 9LT*-10 R.I n,j:j- ./ ff)#rr€tl i*/,5 i*/ Uon, f 6722# E. 22&.46£ /W/A/tad*6 t-tz©06, em *ra)(EF¢' 4 · ARD EAMI·;89-80( 814 01,09\) 22. - FEESDtik % 4 00 ,/0 ¢29,8.- 91'MA, 12"*11- Dimensional Requirement Form .reject: Ume£/A Applicant: ~t) rn p®1 A i+7111228,19~6 yoe. merE 8- Location: 4-0 3 soo-rH 4/A)..8 AJA Zone District: (16* mt.1211 M_. COBE Lot Size: (/1006 UP Lot Area: 230,3 0 (For the'purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal€ode.) Commercial net leasable: Existinki 492,4- Proposed: 4 ;'E~,4 -" u OHA)6) b Number of residential units: Existing: D Proposed: Number ofbedrooms: Existing: O Proposed: O Proposed % of demolition: D DIMENSIONS: (write nia where no requirement exists in the zone district) WAM,; 0 1 Floor Area: Existing: 8171 Z Allowable: Rf)00 Proposed: 2)~1~9 0 t NYPIA '225- night 97;t}42- /fe- 1 1 rincipal Bldg.: Existing: '22' Allowable: 40 Proposed: 2.2,9 Ab c##4. ~ Accessory Bldg.: Existing: Al A- Allowable: /4/4- Proposed: On-Site parking: Existing: O Required: O proposed: 0 - No *)4 2 % Site coverage: 2812'Existing: f/-4~SRequired: Proposed: 69%- .*11#0 ./ 01 % Open Space: Existing: 060~,Required: - Proposed: 0 1-/O Front Setback»~~f) Existing: 17 ' Required: 0 ' Proposed: / 7 ' *- 'Jo CHA 4 , Rear Setbacl~•~ Existing: 14' Required: O proposed: 94 I- 80 04144. Combined Front/Rear: Existing: 4-'~2 Required: 0 ' Proposed: 9-2.' - Ab CHAEI, Indicate N. S. E. W Side Setback~~ Existing: 9,7 9 Required: 0' Proposed: 0 (~9 ~#1-12510/ll.+~ Side Setback~~) Existing: O Required: O proposed: 0 -90 0\NA · Combined Sides: Existing: 9-,15 Required: A ' Proposed: O - ~xisting non-conforjnities or encroachments and note if encroachment licenses have been issued: #0 A/£ Variations requested (identify the exact variances needed): A/b/L/£. Vickerv Architects P.O. Box 12360 Aspen, CO 81612 (970) 925-3660 nvgrp@aol.com October 31, 2002 Amy Guthrie Historical Preservation Commission City of Aspen 130 South Galena Aspen, CO 81611 RE: UMBRIA RESTAURANT REMODEL GUIDO'S BUILDING 403 SOUTH GALENA, ASPEN Dear Amy, This letter is to describe changes to Guido's Restaurant Building proposed in our Minor HPC Application dated October 31, 2002. It further supports these changes by describing their compliance with the Historical Preservation Guidelines. Description of the Existing Building The existing "restaurant building" (this application) was remodeled in 1991 as part of a larger project that included the "business building" connected to the west. The "restaurant building' is a two story, wood frame, stucco clad structure of the Chalet type. Characteristic of the Chalet, it has a broad, shallow roof with a large overhang as well as a continuous perimeter balcony cantilevering from the upper floor. On the south, or rear side, the balcony is extended to create a usable deck. A few elements of Chalet style detailing remain in the applied window shutters, roof rakes, and at the ends of the three roof beams. The stucco exterior wall surface appears on both floors levels and matches the stucco material ofthe adjacent and connected "business building." Proposed Changes The driving force behind the changes proposed in this application is to improve the architectural integrity ofthe existing structure, providing clarity and sense of quality. Proposed changes include replacing the existing stucco surfaces with wood siding and adding a stone base, stone pilasters, and a stone entry enclosure on the east side. There is also an exterior stair added on the south side connecting the upper floor balcony / deck to the patio below. The existing Chalet-style detailing is to be removed. All detailing on the new materials is to be simple and clean with no or minimal trim. A new wood door E-1 replaces an existing window on the south side lower floor. These changes are shown on the attached drawings. As part of this work, existing wood windows and doors will be replaced with new wood units. Wood sliding doors are proposed to replace the 3 windows on the north side and the large folding doors on the south side of the upper floor. New window units are shown to scale on the drawings. Specific Guidelines Chapter 2: Materials The stucco on the restaurant building is not original material. The proposed wood siding better highlights and differentiates the chalet type "restaurant building" from the similarly finished flat roofed "business building." The wood siding and stone provide a warmer feel than the existing stucco. The new wood siding is Larch lx6 nominal; the new stone is dry stack "Cherokee Strip" 6" nominal veneer. These materials are similar to those used on the inside of the Aspen Prada store. Materials samples will be provided at the review hearing. Chapter 3: Windows The existing windows are not historic (1991) nor are they particularly characteristic of the Chalet style. Window location and size will be generally maintained. Chapter 4: Doors The existing doors are not historic nor are they particularly characteristic ofthe Chalet style. Chapter 5: Porches Not Applicable. Chapter 6: Architectural Details The existing "chalet style" detail elements are the shutters, the ends of the beams, and the roof rakes. The authentic architectural context of these elements has been weakened by revisions to the building. These detail elements are proposed to be removed to be consistent with a simplified and cleaner treatment of the Chalet form. Chapter 7: Roofs: The strong statement of the low roof shape and large overhang remain unchanged. £1- Chapter 8: Secondary Structures Not Applicable Chapter 9: Building Relocation and Foundations Not Applicable Chapter 10: Additions Not Applicable Chapter 11: New Buildings on Historically Landmarked Properties Not Applicable Chapter 12: Design in the Main Street Historic District Not Applicable Sincerely, <199 ic.E/H Jake Vickery ZE- --9. I . 4 10 CO 2 1, ./ - -, 1 North St 0(4 f K 04 · .tit 4-4~~ 1*1 Et y*·ex·x<«...*:.'*-,4 w CC Cowenhovekt %> ttky. 'toe 7% C * 1 %, $ tr· F S Francis St -: . 1, luo.MIE #4 6 1,2 ts HR Harold Ross Ct / i n *4 2 11 LS Luke Short Ct £ ~ ~, ~fr~,4 4~9* ©~ ~f·· 1% k $ .0 i k te r. 0 pull* - ... 0, 4 r#1 ,p- 0 0 WC Williams Ranch CU & 44 U ties.*44-Dr 4-1 Hall 4-4 2 2~~4 TraiIRd'\ 5 ti f < Minersi B.leeker St ~ i U) 2 ... am. SE , t« *f #",1 - s- - ia ~~ 4'Wi - 2 L <07 <9 <,7,; i 1%1 ,....V..4%. A,lain St - , flo 0/4. y l- f 7 7... -e 1* 0 - 2944 # 82 4 EfR. 4 . A.q~~4484, t. t: r:i ch#>Ux<l 4 - I 4·"f< *<9*de M crtzf St ~u~,~~~~~~,~ Matchk ; 7 1 , f'\ 4**;fl:# · : ' '7 Nf& 14> p <of less Dr VMY F P° ' :ple *4 ick \:i /& 10 1 G /1 8?'60900' 0 4 : 5,1 ...4 .. ..tedf ?; Ab .fiLAst F'* L 6 4 Vy 2 , b... t <kpj, i $ 44. 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Feet Vickery Architects Aspen 4 4 - 61 + O Itt . r-\ N.f . .y.1 C . 4 'iti 1.........Ill""MI'll/= F /3//9 IT9990 b , 44 .£3 1 WL *i 0 - y-,4 1 '1 1 1 .1 - e . -.. I '. I# :2.I ' .i 12 t . 14- -- Itc.. = .... 43 < L u 0/ -- /1- -- -d,£&4·. u -~ill -5--*2 1 - 1 % . ..e,49-¥ A C ll % j t ; 5~ 1 T 4 91. 1,.U.. 1 - 1 1- .: € 4. 11 - ' 1 116 i A//9 ~r /56. - 4 - 1/ Aipl' r» 1€y- E 4.1 ; 1 -= -1 1. 1 4 11. -11--1 1 I k. 4 -08= 1.-rl = 29 i + 0*.L'*Afterarijz# i I- · ' ;4 4, -~rE -f_0.*--- 1- 1 ''JI#- -1 *:r- -,-41- - *-111 :* &*-ic -- 2- . 1 4431- - .i tra--4,/'/&/a'll* _ -- - - - 7 '-- ' - J 3 -1 --3 1 -111 =,-*61114-Nrm.& ....3~J--=-2: - "iC-K,Ai~z.la//:gl mey- 1 4 .1 _ t== 3 - b -I m--1 -'-1 1/44-1 . 1 14 -1. 1 + f.-' 1 0- | T '--F '144 -+11'.- ..6 1 ¥ 9.L. 11' 1-1 r 1, / .. N..1 + 3 1-k~ 1 . :6117 1 -1 ' ... 4 1% M 80*•1- . -~ 1-+I f | , a Two generations of Wettstein: Rosie, Eddy, Trudie, Guido Sr, and Guido Jr. Guido's closes till December while building is remodeled by Brighid Kelly Wettstein explained that she rented to other merchants. Guido's Swiss Inn has closed and her husband found it too Wettstein emphasized that until December while the long- much to run both the restaurant Guido's won't change its overall time Aspen restaurant under- and gift shop while tryirig to atmosphere but said the project goes a major remodeling. raise three children. basically is designed to upgrade 'This is not the death of The remodeling project aims a building long overdue for Guido's, by any means," said to keep the same basic atmo- improvements. Rosie Wettstein, one of the sphere for the restaurant, but it For example, the large main owner/managers. will move upstairs. wall and staircase will be "We're not going to do a opened with windows for the Boogie's." The first floor, which the sportswear shop. Guido's restaurant will stay restaurant has occupied, will be The restaurant's eating area closed through the spring, sum- rented to Stefan Kaelin for a may be a little smaller and its mer and fall. The Swiss Gift sportswear store, she said. bar enlarged slightly. Shop next door is selling all its The gift shop building next 'Basically, we haven't done merchandise at cut rates and door also will be remodeled. It anything in years. It definitely r will close for good this spring. will house four smaller shops, needs it," she said. U» .1 /*?121. FRANK MARTIN /A"PEN nMZ - i · GIB®[1 ARCH!TFCTS 11( 533 WEST FRANCIS .-1 I j l/\ 11\ ] 4 ~ 1 I Il TERRACE $ . .--.»---- I j 1 /1 -1 2 J 17-=Fi i 1/ CLf¢51- i / 1 1 1 14 1 k 1 +7 - (L.W.) , 01-3- ---- 09 BREAKFAST In==i-- -21. GREAT ROOM I 11 1 . 11 1 ~ C<" -·41 „_2- MAS-14 BEDRokM 2 F:LCOR. AREA .' 4 - 11 A ' , < C I . · MA.R. ACTUAL 2 4 7 91 1 W rl '5,' 1,11 : 5 1 lit-% 1 JI GARAGE 1 -- MAIN FL-OOK /740 4 17+0 411 0 .21% r- GAAASTE 1ae BOO FO~51 \ ,\ 1 DN. 21 \ -4 .. fr- 1 · Lowele *10« l+e 14lo 21--1 E-1 E--1 t--1 ~ _ 1 1- d.» cd=-4 ,'EX-F-7/ '1 ~ ~ ~ ~ ~ ~ 1 4 / DINING-i 4 i__ _22-__1.-iM4DE ~~p- ' -1-1,1.k .1 1. 1 / i L .] 11 Ll 1-1 1 - - - FAN, Nv- 1 7-4 1 1 1 - / -L~* 1 -- 1 1 7 1 1 11 xi- -.M- - 3 4 144\/ r ~---· 1 't' -28'- 1* 31' f F ¥ 1 jOO' MAIN FLOOR PLAN ¥ 4- EL-ul /1 25 rn 1 0 & dz, I 30 / 01 6 1 B f-04- ARCHITECTS 11[ 533 WEST FRANCIS 4 (L.\~.) 95' o' 9 :1'- C il ||FL-6 1 I j 1 CL.W.) 1 17-2 trIVE-* 1 91-'. c · : hi T I .-UL.-r- --4.-- 1 BATH 6-~--·- -1 1 BEDROOM all-r- BEDROOM I UITI, < /j 1 -JC_~., 1 FAMILY f 41-- -141] 1 1 11 +EL 87'· C - GUEST ROOM 1 -11 Evi. C I ' --1 tl--1 1 T-1 , 1 1 L- - -' - 1 fit-4 t - 1 411!' . 1 01 1 r----n 1 1-t ! 1 1 Lt- _ --- ---- -- --'- - - -- - -- -4 9441 1 \22>/ LOWER LEVEL PLAN rl_Pul 1 1 0 10 CO FT 2 r 0. 30 1 1 533 WEST FRANCIS / 1 "FLA ·r CE~clerING) , f 11 /////4 1 8 : / 2 t /1 1 ~ 12'1·1 / it « 1 G t.2. ) 2. 1 -- ]01 ----,» 1 9- 1 f 9 5 9-1 /14 1 4 1 11• r1 / 1 / I 1 eli 1 / 1 I / 1%\ 1 - - 7\ / \ -1 1 41-4 ROOF PLAN /0. 30, 01 prul 1 10 3 t U : I i U ¢1 Arii-HlILCIL_LLIL_ 533 WEST FRANCIS 3 r-71 1 //f~ 1 1/ 1 1/ / \ ; /7 : -.1 111\7.-4?M 3--t 43~«-19 <4 r-««---v 9] /L------tf~Lik- -----14 4«~79« i .K 72510\ / .dE/229=-Ih-\X g Lf-friVEKT<j----- '':::::1-- 1 E---111 --uzzy mull" liLli 1 5 [FT U~~ '~ q 1 99'HHA-3-1~em' 11 *11 71, It' 1 'r=il! 1 1 1 7----- E===1»34 .mual te©1 1 1 · 411:11~ #11| 1111 li li J; M !:!il:illl 'lili,IiI 111 15/EERJ ---- - NORTH ELEVATION 7 N -Ily &4 / 1 - «---1 \\ Fr 1 t----32 -1 1'..429[10~»%114~th:))EmEH ---- --- r,--fl i t---- It- ' WEST ELEVATION »F»=f==ZE=~1 O 10 20 PIm 4 411%-An _Ail.CH.UiCIi_LLC 533 WEST FRANCIS /-1 1 ' IlE»-3«]~ ~ /1 SOUTH ELEVATION =-Eld , 2«21 '21 ' /0 .30 · 01 SECTION z<-<-x--*~~1 Ed ~ i Lifs 71 lili Un.ZEE --21_~ 114--3 L-.1 FE=1 1 tz LWL I -3 ij d ' ~------- ---~3 -- u RMN -- : 1 1 T- 7-- 1- 1 - 11 1 It- - 7 J -I r - 1 I I lili 1 11 1 l 1| || ft E- 71_ -4 li al 2--1 L_ 1 IL - r u _ a 1 4=9-7-(0 4 1> EAST ELEVATION 5 9/27 X/ 16. FRANCIS STREET 1 /86 RIGHT-OF-WAY 74.72 \IC. i/1 END OF CONCRETE e. / EDGE OF STREET FAVING 1 70 oal 4 STREET SIGN ~ MAILBOX Z *ENZ 63$0 §§3d s F GR ~ _ - ~ ~ 67 STREET 26 <F,-7.:F S 75°09 11- E 90.00' R LL rt</ £,9 I rio - ' .. 30. 5?RUCE 100 1 ENCROA r IRON FENCE / ~b POSSIBLE / 2 04 b APPLE < 7 4) PORCH 0 14.4 --dE£ 1 2 CE.DER (~) APPROX. 9- Ill' , 1'] 14.6 l«~1 0 1 0 0 0 1 1 1 '0 110 LU - ~ 5 GRAS \4~ r4 N , 2 -53 / 1 - 4- - *-LI:RE FENCE HOUSE 1 1 ~r Z 8.2 2.2.- WALK 1 1 1 N - N - COVERED DECK ~ 4 11.3 - MO.2 3 21.5 - 1 #I 4 9sdi> 1 HOUSE ENCROACHM WATER| METERJ ~WETER ~ TELEPHONE EASEMENT | WALK F./ BOOK 267 4~,-APPROX. 2 1 1 Z 2/ZO COTTONWO /««flf 1 0.0 ..02 1 /' 1~ j ' 1 2 coTroUw 0 N 75' 99 11- W j~ ~ 90.00' 1 TELEP®NE VIRE FENCE SET 5/8- STEEL ROD WITH PEDEST*L3 41 2.00 YELLOW PLASTIC CAP MARKED SET WITNESS CORNER BUETTNER 13166 5 14•50'Ag. - STEEL ROD WITH OF PROP/ CORNER CAP 5/8 YELLOW PLASTIC RIGHT-OF-WAY 21.07- MARKED BUETTNER 13166 ALLEY BLOCK 28 SURVEYOR'S CERTIFICATE 1, LOUIS H. BUETTNER, A REGISTERED LAND SURVEYOR IN THE STATE OF COLORADO, DO HEREBY CONFIRM THAT THIS SURVEY PLAT WAS MADE FROM FIELD NOTES OF A SURVEY PERFORMED IN 4/20/2000 AND FIELD INSPECTED 5/16/2002. THE SURVEY OF THE ABOVE DESCRIBED PROPERTY WAS MADE BY.MYSELF, OR UNDER WY DIRECT RESPONSIBILITY, SUPERVISION, AND CHECKING. THE MONUMENTATION SHOWN HEREON FOR THE PROPERTY CORNERS WAS FOUND OR SET DURING THE 2000 SURVEY. ALL DIMENSIONS AND DETAILS SHOWN HEREpN A.9499~RECT TO THE BEST OF MY KNOWLEDGE. 3o 20 1.106 24 DATE \0 i ~444+ ,4&' ~ 0 424*103,0,0/7 eV44 44 BACK OF CONCRETE CURB BACK OF CONCRETE CURB .00.001 H s L 101 FIFTH STREET RIGHT-OF-WAY 76.24 LOT A 8 103 00 SS A3AtlnS 31IS Al., tabuM ptlm¢499 56¢46¢84 L- 86% 3613 Aalte., (34.ada %1612 Putel?ax (970)920-1125 dtrithes¢4444*ta.•te¢ October 1, 2002 Ms. Amy Guthrie, Historic Preservation Officer City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: BLEEKER STREET PARTNERS HISTORIC LANDMARK LOT SPLIT Dear Amy, This is an application for a Historic Landmark Lot Split for 333 West Bleeker Street. The property is legally described as Lots A, B, and C, Block 44, City and Townsite of Aspen. It consists of approximately 9,000 sq. ft. of land. The property is zoned R-6. This application is being submitted by Mr. Brandon L. Marion, Managing Partner of Bleeker Street Partners I, LLC and Bleeker Street Partners II, LLC (hereinafter, "the applicant"), the owner of the property. Proof of the ownership of the property is provided by Exhibit #1, the warranty deed. Authorization for Alan Richman Planning Services to represent the property owner for this application is provided by Exhibit #2. The applicant proposes that the property be split into two lots. Lot 1 would contain 6,000 sq. ft., while Lot 2 would contain 3,000 sq. ft. The new lot line would be drawn along the former lot line between Lots B and C. The location of this property in relation to neighboring properties is depicted on the vicinity map. It shows that the site is located at the corner of Bleeker and Third Street. The property is surrounded primarily by other single-family residential uses. An improvement survey, depicting existing conditions on the property, has also been provided. It shows that the property is improved with a single-family house and a detached garage, which is located along the alley. Both of these structures straddle Lots A and B. Lot C is currently vacant. The survey also shows that there is a large spruce tree is located at the front of Lot A, and another is located at the front of Lot B. Lot C also contains several large spruce trees, located towards the front of the lot. Ms. Amy Guthrie October 1, 2002 1 Page Two The existing house on the property is an individually designated Historic Landmark structure. This designation was made by the Aspen City Council, pursuant to Ordinance 77, Series of 1981. A copy of this Ordinance is attached as Exhibit #3. Exhibit #4 is a copy of the Architectural Inventory Form describing the historic resources on this property. It states that "This structure is one of the most detailed and unusual structures in Aspen...This structure is almost completely intact. It has been very well maintained with a minimum of incompatible intrusions...This structure is currently on the National Register." I held a pre-application conference with you on August 5, 2002 to discuss this project (see Exhibit #5, Pre-Application Conference Summary). Based on this meeting, it was confirmed that the following review procedures are required to accomplish this project: Subdivision Exemption to split the property into two lots; and GMQS Exemption to obtain the right to build a residence on the newly created lot. Following below are the applicant's responses to the applicable standards of the Aspen Land Use Code for these review procedures. Subdivision Exemption for Lot Split Section 26.480.030 A.2 of the Aspen Land Use Code provides the opportunity for an applicant to split a parcel of land into two separate lots via an exemption from subdivision. To obtain the subdivision exemption, the applicant must comply with the following standards: a. The land is not located in a subdivision approved by either the Pitkin County Board of Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969. Response: The land is comprised of original Aspen Townsite lots that are not located in a subdivision approved by the City or the County and that has not previously been subdivided. b. No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c). Response: As shown on the attached subdivision exemption plat, the applicant proposes to create two (2) lots with this lot split. Both lots will be conforming-sized lots in the R-6 zone district, which has a minimum lot size of 3,000 sq. ft. per unit for two detached residences when the property contains an Historic Landmark. Ms. Amy Guthrie October 1, 2002 Page Three The reference to Section 26.100.050(A)(2)(c) is incorrect. That reference is to a section of the former Aspen Land Use Regulations. The correct reference for that former section is to Section 26.470.070 B. of the Land Use Code, which provides a GMQS exemption to develop two detached residences on a pre-existing lot of record. It requires the applicant to provide an accessory dwelling unit, or pay the applicable affordable housing impact fee, or record a resident-occupancy deed restriction for the single-family dwelling. However, pursuant to newly adopted Ordinance 1, Series of 2002, the new lot in an historic landmark lot split is exempt from the requirement to comply with one of these housing options. c. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this Chapter or a "lot split" exemption pursuant to Section 26.470.040(C)(1)(a). Response: The lot has not previously been subject to a subdivision exemption or a lot split. d. A subdivision plat which meets the terms Of this Chapter, and conforms to the requirements of this Title, is submitted and recorded in the office of the Pitkin County Clerk and Recorder after approval, indicating that no further subdivision may be granted - for these lots nor will additional units be built without receipt of applicable approvals pursuant to this Chapter and growth management allocation pursuant to Chapter 26.470. Response: A proposed subdivision plat, conforming to the requirements of the Land Use Code, has been submitted with this application. The Applicant anticipates working closely with the City staff during the review of this application to perfect this plat before it is recorded. The plat contains the required note regarding further subdivision and growth allocations. e. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County Clerk and Recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City of Aspen will be required for a showing Of good cause. Response: The Applicant will record the plat and any necessary agreement within the specified time frame. f. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Response: The applicant acknowledges this standard. Demolition of the existing historic landmark is NOT planned to occur. Ms. Amy Guthrie October 1, 2002 Page Four g. Maximum potential buildout for the two parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Response: The applicant proposes to have two units on the property, consisting of a single- family home on each lot. The applicant reserves the right to submit an application at a future date for conditional use approval to convert the existing garage/carriage house on Lot 1 into a second detached dwelling unit on that lot. The applicant also reserves the right to submit an application at a future date for a 500 sq. ft. floor area bonus for the historic landmark structure. Historic Lot Split Subdivision Exemption. Section 26.480.030 A.4 of the Land Use Code establishes the specific requirements for a Historic Landmark Lot Split. The standards of this section are as follows: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. Response: The subject parcel is located in the R-6 zone district and contains 9,000 square feet of land. b. The total FAR for both residences is established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Response: The R-6 district zone states that the total allowable floor area for two detached residences on a lot of 9,000 sq. ft. or greater is that of a duplex. The floor area for a duplex on a 9,000 sq. ft. lot is 4,080 square feet. The subdivision plat allocates this maximum allowable floor area to the two lots. The plat states that Lot 1 is receiving 2,280 sq. ft. of floor area (plus any floor area bonus that may be obtained at a later date as part of a future development application), while Lot 2 is receiving 1,800 sq. ft. of floor area. These allocations reflect the calculated floor area per lot that counts as floor area, pursuant to Section 26.575.020 of the Land Use Code. Any areas that the Code exempts from floor area calculations would be available to these lots as additional floor area above and beyond these specified allocations. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a), (b), and (c) are only permitted on the parcel that will contain a historic structure. The FAR bonus will be - applied to the maximum FAR allowed on the original parcel. Ms. Amy Guthrie October 1, 2002 Page Five Response: No development is being proposed at this time. However, based on our review of the Aspen Land Use Code, it appears that splitting the lots in the manner proposed will not create any non-conformities. According to the improvement survey prepared for the property, the existing house currently meets the front, rear, and side yard setback requirements of the R-6 zone district. However, the deck on the east side of the house would only be 4' from the new side lot line. Since the deck appears to be less than 30" above grade, this would be a permissible intrusion into the side yard. The existing garage does not comply with the required minimum 5' setback from the alley. You informed me that this structure previously received a variance from the City for this location; this lot split will not change the degree of non-conformity of this structure. GMQS Exemption for Historic Landmark Lot Split Section 26.470.070 C. of the Land Use Code provides a GMQS exemption for the development of a single-family dwelling on a lot created through the Historic Landmark Lot Split process. Recent changes made to this section by Ordinance 1, Series of 2002 state that the development of the house on the new lot is exempt from the standard requirement to either build an Accessory Dwelling Unit or pay the applicable Affordable Housing Fee. The applicant agrees to comply with the requirements for this GMQS exemption. Conclusion In summary, the applicant has submitted all of the requested materials and responded to all applicable criteria of the Aspen Land Use Code, pursuant to direction given during the pre- application conference. Sufficient evidence has been provided of the project's compliance with said criteria. Please let me know if there is anything else you require as you review these documents. Very truly yours, ALAN RICHMAN PLANNING SERVICES AA.A~ ;C-1-,7 A · A Alan Richman, AICP EXHIBITS EXHIBIT #1 WARRANTY DEED '11·lIS DEED, Mode this 2 bt day of August, 2002, between C. Creek Properties Man:,ueinent. L.P.. a Texas Limited inrtnership of the *Counly of Dallas and Siate of Texas, granto,(s), and Bleeker Strect Partners 1, Ll.C, a Color·udo t.truited Linbility Company ninl Blecker Street Pat'fnei·x H, I,I.C, a Colorado Limited Llobimy Conip:uny whose legal address is 201 N. Mill Street, Suite 102, Aspen, CO 8163 1, of tile Colincy of Pickiti mid Stale uf Coluiuitu, grantee-(s) WITNGSSET! 1, Thot the grantor(t), for and in consideration of cliC sum of 't'EN and 00/1 00 th, DOLLARS, the receipt mid stitlkiency of which iN hereby acknowledged, has gran[ed, bargatned, sold and comr>·ed, and by these presents does grunt, bargain, sell, convey and collfil-In, unto the grantee(.3), his heirs and Assign. forever, n!1 the ical properly, togelhet· wilh improvenients, ifolly, sihiate, tying alid bring in the Count>' of Pilkin and St,Ue l) f Cobrad 1. desi·,ibcd us fulknvs- 1.01; A, 11 & C, Block 44, ( i(y :lita 'Ton/iisite of Aspen I'llkin County, Colorado 01:iD litiown us stioct und number no: 333 W. 11]eeker Street, Aspen, CO 81611 nssessor's schedtile orparcel miniber: 11010202/2735,124-41-001 '1'()(;ETHER with all and singular the 11:reditaments and upplll-[cliance'S therclinlo belonging, or in nity wise apperlaining, and the reversion and reversions, remainder and remninders, rents, issues, and piofits thereof, and al] the cstate, right, interest, claim and demand whalsocker of the grolitor(s), either iii law or equity, of, in nid to the above bargabled premises, With tile heredilaments and appurienances. 101-[AVE AND '10 HOL[) the said preinises above bat-gained aiid described. with the nppilrlenionees \,IMo the grantee'(s), heirs and assjgns forever. And the grantor(S), for themsolves theirlieirs, and personal reprebentativig, doe,· covenant, grant, bargain and agree to and with the grantee(s), bis heirs and assigns, that at the time of tile ensealing and delivery of these presents are well seized of the premises above conveyed, has good, sure, pei·fect, abroluti· amd indefcasible c.~late of inheritance, in law, in fee simple, and has good right, full power and lawful Outhomy to grant, bargain, sell and convey tlic sainc iii monncr and form ni aforesaid, and thot the Game ore free ond clear from all fortlier and other grants, bargaing, inles, liens, tarcs, assessinetils, cticumbranccs and rcstrictions of whatever kind or nature •:n,·ver, except tlince 1,13(ter< 01* set fnrill on Exhibit "A" attached hereto and macie n pnrt of, The grantor(s) shall and will WARRANT AND FOREVER DEFEND the above-bargained premises in the quiet and peactable possession of the granree(.9, his heirs and kissigns, 18:1[112 1111 attd evely pt,null u, In:13[,11. 1,1~Vt.!11 claiming lhe whole or any paittliereof. IN WI'l'N ES 9 W 11 FR E OF, Thr 81·:111 ,#„·(9 !1.1, ,·recilt ·,1 161'.c cleed on the Ate filst grimm above C. Creek Properlies Mm;,gentent, L.P., a Texas 1.i 1131(ed l'nrlnersllip 04.--W /0,7 /L.+ Q / 14·: Leonard M. 111ggs, Jr., Prdfifienrof c, Creek I'ropertics, Ilic., Manager or C, Creek Properties Malintement. L.P.. a Texas Limited Partnership STATI:. At: CO 1.01% ADO, County of Pitkiti SS. The foregoing inslrument was acknowled ged befove me this 21st day of August, 2002 by: By: Leo nard M. Riggs, Jr., Premille,il uf C. Crl·rk Pruina lk·b, Ti,1·., Maimtie, i,f C. Cieck 1'1+operties Matiagenicut, L,P, , a l'cxn, 1.inilit·,1 iat'(tte)·ship My commission expires:,095·'STA,V"'j»th M fr k ... M ~.4 : C~ILA(A LU/L€,2(2 N.[ory Ptihlic L_3 'IfiM D¢i,in,1,•r,1 -Gly•Ad- 't24 ........·C+0 Nanic „11 A .1,lies, or t·e,so,i Cr.-31 Al,Aliwl#Wke#444140 3,.33.106 3, c R.N.) Nu. 36. Rev. 4-94. WARRANTY DEr.D . Exhibit "A" I. Tuxes forthe ycai· 2002 and subsequent yeai·s. 2. Rescrvulions and exceptions hs sci forth in the Deed from the Cily of Aspen meorded June 16,1 687 in Book 49 at PNC 302 linder Rcrcplion No. 10013 ond recorded October 28. 1890 in Book 70 01 Page 24 under Rcc¢ption No. 38446 providing thol, "rlo lit le 31:01 be h:re by acquir:d !0 any mine of Gold, silver, cinnabar or copper or to any valid mining claim or posseggion held under exist,1 laws. 3. Eneroachment or the garage froni subject prope, ty onto Allcy as disclotd in the Improvement Survey prcporcd by Louis 11. Btlettncr. SEP-05-02 THU 02:28 PM Neiley & A]der FAX NO. 970+925+9396 P. 01 EXHIBIT #2 Ms. Amy Guthrie, Ilistoric Preservation Officer City c,f Aspen Community Developinent Department 130 South Galena Street Aspen, Colorado 81611 R K: 333 WKST BLEEKER STREET -HISTORIC LANDMARK LOT SPLIT Dcar Amy, 11,cruby authorize Alan Richman Planning Services and Rick Neilcy of Neitey and Alder, Attorneys, to act as my designated representatives with respect to the land use application being submitted to your office for my property located at 333 West Bleeker Street. Alan Richnian and Rick Nejlcy are authorized to submit an application for a historic landmark lot split on my behalf. They are 2,190 authorized to represent me in meetings with City starr [ind the City's review bodies. Shauld yok] hilve tiny need to contact mc during the course of your review of this application, please do so through Alan Richman Planning Services, whose address and telephone number ari: included in the developillent application. Sincerely, A - lf... RAt I iu-ZOUYS+-4- \ 6/ uv Brandon L. Marion 155 Gilpin Street Donver, Colorado 80218 303-282-5857 EXHIBIT #3 - RECORDED AT 3:16 P.M. 23 DECEMBER,1981 LORETTA BANNER,RECORDER sooK418 9,1.GE 949 437938 - : RECORD OF PROCEEDINGS 100 Leaves FORM I C. f. HOECKEt. 1. 3. ' L. CO. ORDINANCE NO. 71 (Series of 1981) AN ORDINANCE ACCORDING TO SECTION .24-9.7 OF THE MUNICIPAL 1 ' STRUCTURES WHICH ARE LISTED N THE INVENTORY OF HISTORIC CODE OF THE CITY OF ASPEN FOR DESIGNATION OF HISTORIC SITES AND STRUCTURES FOR THE CITY OF ASPEN, COLORADO WHEREAS, by Resolutions No. 81-7 and 81-9 the Historic . Preservation Committee has reconmiended to the City Council that ,'9, certain structures be designated historic and a suffix of "H" be attached to the zoning of these properties and the real estate : records, and WHEREAS, these structures are listed in the 1980 Inventory of Historic Sites and Structures for the City of Aspen, Colorado, 1 and WHEREAS, the owners of these properties have requested designation through written replies to the Planning Office, and WHEREAS, the Historic Preservation Committee has reviewed these sites and/or structures based on the guidelines and standards in Section 24-9.3 of the Aspen Municipal Code and found them to be worthy of historic designation, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: Section 1 That the following list of sites and/or structures at these addresses be granted historic designation and the suffix of "H" be attached to their zoning and real estate records: 319 N. 4th 305 W. Smuggler 3-50-Gil·-1:-es-pie 218 N. Monarch 205 S. Third 715 W. Smuggler 533 E. Main St. 320 Lake Avenue 131 E. Hallam 210 W. Lake Avenue 333 W. Bleeker 500 North Street 413 E. Hyman 400 W. Smuggler 135 E. Cooper 432 W. Francis 135 W. Francis 131 W. Bleeker 222 W. Hopkins 113 E. Hopkins 121 N. Fifth 513 W. Bleeker 513 W. Smuggler 610 W. Smuggler, Unit C 43 500K418 ru 950 RECORD OF PROCEEDINGS 100 Leaves FORI 50 C. F. HO'CKEL 8.1. a '. C. Section 2 If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or application ot the ordinance which can be given effect without the invalid provision or appli- cation, and to this end the provisions of this ordinance are declared to be severable. Section 3 That a public hearing be held on this ordinance on the /'~- day of bul»1~/\) , 1981, at 5:00 P.M. in the City Council Chambers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing notice of the same shall t be published once within a newspaper of general circulation within the City. „ INTRODUCED, READ AND ORDERED published as provided by law by the City Council of the City of Aspen, Colorado, at its regular meeting held at the City of Aspen on 910-N«-Auj 7 1981. - Susan E. Michael Mayor Pro Tem ATTEST: 16*~u 1-Au-j Kdthryn S. #6ch, City Clerk FINALLY adopted, passed and approved on the /~g day of £*4-lu·Q-AJ , 1981. f. 24 0/0 He'rman Edel, Mayor 31: -* t:,HM+ ./ E J, ATT*R,14 1 i .t · i ·.6.-'.f · h 2- ..:-KA.th]:frY„S·:- I;#:th, City Clerk r EXHIBIT #4 0AHP1403 Official eligibility determination Rev. 9/98 (OAHP use only) Date Initials COLORADO CULTURAL RESOURCE SURVEY Determined Eligible- NR Determined Not Eligible- NR Architectural Inventory Form Determined Not Eligible- SR Determined Eligible- SR (page 1 of 4) Need Data Contributes to eligible NR District Noncontributing to eligible NR District 1. IDENTIFICATION 1. Resource number: 5PT.251 2. Temporary resource number: 333.WBL (333.WB) 3. County: Pitkin 4. City: Aspen 5. Historic building name: D.E. Frantz House 6. Current building name: 7. Building address: 333 West Bleeker, Aspen, Colorado 81611 8. Owner name and address: Riva Partners L. P. 1717 Main Street, Suite 5200 Dallas TX 75201 II. Geographic Information 9. P.M. 6 Township 10 South Range 85 West SE G of SE G of NW G of SE G of Section 12 10. UTM reference Zone 1 3; 3 4 2 4 0 OmE 4 3 3 9 5 50mN 11. USGS quad name: Aspen Quadranale Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Loks): A,B, C Block: 44 Addition: Year of Addition: 13. Boundary Description and Justification: Site is comprised of Lots A, B, C, Block 44 of the City and Townsite of Aspen. Assessors office Record Number 2735 124 41001 This description was chosen as the most specific and customary description of the site. III. Architectural Description 14. Building plan (footprint, shape): Rectangular 15. Dimensions in feet: Length x Width 16. Number of stories: Two stories 17. Primary external wall material(s) Center no more than two): Wood horizontal Sidinq 18. Roof configuration: (enter no more than one): Cross Gable 19. Primary external roof material Center no more than one) 20. Special features (enter all that apply): Porch, Chimney, Oriel Window, Decorative Shinqles Resource Number: 5PT.251 Temporary Resource Number: 333.WBL Architectural Inventory Form (page 2 of 4) 21. General architectural description: This is a two story wood frame structure, generally rectangular in plan, and sits on a larae corner lot. It has elaborate Queen Anne detailing and is in excellent condition. The foundation is stone. The wall surface is horizontal siding with a number of horizontal bands runnina around the perimeter. A water table with a "sill" is the basis for the sidinq composition. Corner boards sit on top of the sill and are proud of the sidina field, siding has horizontal banding at window heads and sills. The aable end faces the street and the facade is symmetrically arranged under the peak. The cable extends down on the west side to cover the Dorch and recessed entry. A larae double hung window, with flat trim and a stepped head detail, is the primary window on the first level, and an oriel window proiects out above it on the second level. The oriel window has two double hung windows facing the street, sits on a corbelled base, and has hiahly detailed pierced brackets, and sidinq details above. A sunburst, dentils, and intricately detailed vertical sidinq boards surround the window, a Droiectina aable form sits above with an openwork infill pattern at the peak. The rake boards are kerfed and rounded and have rondells set into the surface. The porch has turned posts with decorative brackets and a spindle frieze. Scalloped shinales fill the triangle of wall above the porch. The entry door is set back from the facade, with a transom above. A cross aable sits about halfway back alona the site with a pair of double hunas on the second level, centered, two double hunqs sit on the wall surface below. Further alona the eave is a small dormer with a double hung window. At the rear a group of three short double hunos completes the facade. Some small alterations have been made to the back of the structure, a small shed addition and window alterations. Most of the materials and windows are original. 22. Architectural style/building type: Late Victorian, Queen Anne 23. Landscaping or special setting features: The simple front and west side yard landscape treatment is consistent with the less ornate and decorative yards of the Victorian era. A perennial border provides foundation plantinas alonq the front and west side vard. The west yard is further defined bv the open ditch and a street a tree planting of three cottonwoods. Two mature spruce trees define the entry to the residence. The simple, straight alignment of the entry walk is consistent with the architectural era. The east yard though more modern in character contains several historic shrub and tree plantings. 24. Associated buildings, features, or objects: A front qable carriage house sits at the rear of the site with a 2- panel hinaed garage door on the street, and two double hunas on either side of the structure. IV. Architectural History 25. Date of Construction: Estimate 1886 Actual Source of information: Pitkin County Assessor 26. Architect Unknown Source of information: 27. Builder/Contractor: D. E. Frantz (possible) Source of information: National Register Nomination Form, 1986 28. Original owner: D.E. Frantz (actually bv date Aqqie Copeland on deed) Source of information: Pitkin County Assessor Resource Number: 5PT.251 Temporary Resource Number: 333.WBL Architectural Inventory Form (page 3 of 4) 29. Construction history (include descriMion and dates of major additions, alterations, or demolitions): A sinale story hipped roof addition has been added to the rear, the second level window was enlarged and replaced with an unsympathetic unit. Some window alterations have been made to the east side. Dates unknown. An addition alona the rear of the site, connecting to the existing structure on the altered end, and connecting the outbuildina was approved for construction in early 2000. 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Domestic 32. Intermediate use(s): 33. Current use(s): Domestic 34. Site type(s): Residential Neichborhood 35. Historical background: This structure is one of the most detailed and unusual residential structures in Aspen. It was constructed by D. E. Frantz, who owned a local saw mill. The level of intricate detail and stylistic elements all indicate the house's position in the complex social structure of the time. 36. Sources of information: Pitkin County Courthouse records; Sanborn and Sons Insurance Maps; 1990 and 1980 City of Aspen Survey of Historic Sites and Structures VI. Significance 37. Local landmark designation: Yes X No - Date of designation: Designating authority: Aspen City Council 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the broad pattern of our history; B. Associated with the lives of persons significant in our past; X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture 40. Period of significance: Late 1800's Silver Mining Era 41. Level of significance: National X State X Local X 42. Statement of significance: This structure represents the lifestyle of an upper class family in Aspen, durina the mining era. In particular, it represents the level of craftsmanship and artistic expression that emerged during the height of the mining period. Its architectural elements are unique for their vernacular interpretation of the Resource Number: 5PT.251 Temporary Resource Number: 333.WBL Architectural Inventory Form (page 4 of 4) Queen Anne Style and unique in the context of other similar structures in the area. 43. Assessment of historic physical integrity related to significance: This structure is almost completely intact. It has been very well maintained with a minimum of incompatible intrusions. VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: This structure is currently on the National Register Eligible X Not Eligible Need Data _ 45. Is there National Register district potential? Yes _ No X Discuss: If there is National Register district potential, is this building: Contributing Noncontributing 46. If the building is in existing National Register district, is it: Contributing Noncontributing VIII. Recording Information 47. Photograph numbers: R-1, F 14, 15 Negatives filed at: Aspen/Pitkin Community Development Dept. 48. Report title: City of Aspen Update of Survey of Historic Sites and Structures, 2000 49. Date(s): 6/29/2000 50. Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects 52. Address: 412 North Mill Street, PO Box 1303, Aspen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 EXHIBIT #5 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY ANNER: Amy Guthrie DATE: 08.07.02 PROJECT: 333 W. Bleeker Street REPRESENTATIVE: Alan Richman OWNER: Nonard Riggs TYPE OF APPLICATION: Historic Landmark Lot Split Variances DESCRIPTION: The lot, which is 9,000 square feet in size, is to be split into two parcels. The existing 19~ century house will be on a 6,000 square foot lot and the easterly portion ofthe site will be a new 3,000 square foot lot. The amount of floor area that will be allocated to each new properly will be established in the lot split. The maximum FAR will be based on what would be allowed for a duplex on the fathering parcel. The applicant may detennine how that square footage is to be divided between the lots, bearing in mind that one of HPC's goals is to have the project result in a limited, appropriately scaled amount of addition to the historic structure, and to transfer most of the development into a structure to be built on the new parcel. The applicant may not place more FAR on either new parcel than would typically be allowed in the zone district. (For instance, a 6,000 square foot lot can have no more than 3,240 square feet). A 500 square foot FAR bonus can be requested from the HPC and may be used on either lot. In order to meet the standards for a floor area bonus, which are primarily written to address a redevelopment proposal where new construction is taking place, which is not the case in this application, the owner must prove that some outstanding preservation action is being taken. For instance, the owner may commit to doing only a very small addition to the house, should commit that a proposal will not be made to move it on the site, commit that the outbuilding and historic ditch will be preserved, etc. The owner must hold a worksession with HPC prior to a formal hearing in order to discuss the merits of the bonus. If any setback variances are needed as a result ofthe new lot line, those can be reviewed by HPC. PROCESS: Step 1: Attend a worksession with the HPC to discuss the FAR bonus request Step 2: Public hearing at HI?C for Historic Landmark Lot Split and Variances Step 3: First reading of a lot split ordinance at Council Step 4: Public Hearing and second reading ofa lot split ordinance at Council. Land Use Code Section(s) Historic Landmark Lot Split*V Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.110(A.) Variances* Section 26.415.110(B) and (E) Review by: *Historic Preservation Commission, * Planning and Zoning Commission, • City Council Public Hearing: Yes, Applicant must post property and mail notice at least 15 days prior to hearing to land owners within three hundred (300) feet ofthe property subject to the development application. Applicant will need to provide proof of posting and mailing with a ajfdavit at the public hearing. erral Agencies: none anning Fees: $1,205.00 deposit fee Referral Agency Fees: none Total Fees: $1,205.00 deposit DRAWINGS PLAT OF THE BLEEKER STREET PARTNERS HISTORIC LANDMARK 1 C )7'. RED 1-< 1 LOT SPLIT SUBDIVISION EXEMPTION 1 C L 7/le ~ ~ ~k~~ MOUNTAIN\~% L.- LOTS A, B AND C, BLOCK 44, CITY AND TOWNSITE OF ASPEN 7.\80 CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO 4* 1 5 11 i -1 #l ml 0%.. h SCH('C 7 k-7 BLEEKER STREET ~~1.-'j ~ ~ ASPEN (74.78' R.O.W.) MOUNTAIN S 75'09'11" E 90.00' ~60.00' 30.00' GRAPHIC SCALE 20 40 1 ( IN FEET ) 2 inch = 10 n QWNER'S CERnnCATE KNOW ALL MEN BY THESE PRESENTS THAT BLEEKER STREET PARTNERS 1, LLC AND BLEEKER STREET PARTNERS It. LLC, BEING THE RECORD OWNER OF LOTS A B AND C, BLOCK 44. CITY AND (LOT A) (LOT 8) (LOT C) (LOT D) TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO, DOES HEREBY SUBDIVIDE AND REPLAT THIS REAL b PROPERTY UNDER THE NAME AND STYLE OF LOTS 1 AND 2 8LEEKER STREET PARTNERS HISTORIC 0 4 8 8 LANDMARK LOT SPUT SMDIVISION EXEMPTION CITY OF- ASPEN, PITKIN COUNTY. COLORADO EXECUTED THIS - DAY OF - 2002. BRANDON MARJON, MANAGING PARTNER CS M STATE OF COLORADO ) ) SS FLAI-NQID· -1 mE FOREGOING OWNER'S CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS _ DAY OF ~ N ts * COUNTY OF AnON ) 1. THIS BLEEKER STREET PARTNERS HISTORIC LANDMARK LOT SPUT SU80IVISi ON EXEMPnON r O PLAT HAS BEEN PREPARED N ACCORDANCE WITH CITY COUNaL ORDINANCE NUMBER - LQI--2 (SERIES OF 2002), AND HISTORIC PRESERVAION COMMISSION RESOLUTION NUMBER - 0- 6,000 sq. ft. 3.000 sq. ft. 1HE LANDS AFFECTED BY THIS PLAT ARE SUBJECT TO THE TERMS AND CONDITIONS OF SAID -* 2002. aY BRANDON WARION, AS OWNER. APPROVALS, AND BY ALL APPICABLE LAND USE REGULAIONS OF ™E CITY OF- ASPEN Wr) 0.137~*acres 0 068 Eacres Cks · WITNESS MY HAND AND OFFICIAL SEAL 2 NO FURTHER SUBDIVISION OF THESE LOTS MAY BE GRANTED. NOR WILL ADDInONAL UNITS BE IN MY COMMISSION EXPIRES BULT WITHOUT RECEIPT OF SUBDIVISION APPROVALS PURSUANT TO SECnON 26.480 AND GROWTH MANAGEMENT ALLOCAIONS PURSUANT TO SECION 26 470 OF THE ASPEN LAND USE NOTARY PUBUC CODE. 3. LOT 1 IS ENTITLED TO 2.280 SQ. FT OF FLOOR AREI THAT IS INCLUDED IN FLOOR AREA W 2 * CALCULATIONS, PURSUANT TO SECDON 26 575.020 OF PE ASPEN LAND USE CODE. OWNER . CD FURTHER RESERVES THE RIGHT TO APPLY FOR A 500 SO. FT FLOOR AREA BONUS FOR SAID I LOT, AS AUTHORIZED BY SECTION 26.415.110 E. OF THE ASPEN LAND USE CODE. t 0 + m 4 LOT 2 IS ENTITLED TO 1,800 SQ FT. OF FLOOR AREA ™AT IS INCLUDED IN FLOOR AREA 0 0 CALCULATIONS, PURSUANT TO SEC11ON 26 575.020 OF ™E ASPEN LAND USE CODE. r- 4 *8 + 9 5 NO FELD SURVEY HAS BEEN PERFORMED IT THIS TIME, RELD SURVEY WILL BE COMPLETED (0 PRIOR TO -THE FIUNG OF THIS PLAT. 2 0 ~EUMINAFfY ) e. glim 1 4 ~ ~ 9/27/02 ~ *' I &322 .4 EllifERFE]Call | so.00· 30.00' TNE UNDERSIGNED, A DULY AU™ORIZED REPRESENTATIVE OF A CORPORATE TITLE INSURER N 75-09'11» W 90.00' gTY CM )Nal APPROVAL REa STERED TO DO BUSNESS IN PITKIN COUNTY. COLORADO, DOES HEREBY CERTIFY THAT THE PERSON USTED AS OAER ON THIS PLAT DOES HOLD FEE SIMPLE TITLE TO THE WITHIN DESCRIBED THIS PLAT OF THE BLEEKER STREET PARTNERS HISTORIC LANDMARK LOT SPUT REAL PROPERTY. FREE AND CLEAR oF AUL UENS AND ENCUMBRANCES, EXCEPT THOSE US-FED ON SUBDIVISION EXEMPTION WAS REVIEWED AND APPROVED BY THE a TY COUNCIL OF THE - THE OWNER'S CERInCATE. ALTHOUGH WE BEUEVE THE FACTS STATED ON THIS PLAT ARE TRUE, CITY OF ASPEN ON THIS - DAY OF . 2002, AS A SUBDIVISION EXEMPTION L IHIS CERTACATE IS NOT TO BE CONSTRUED AS AN ABSTRACT OF n TLE NOR AN OPINION OF- TITLE, ALLEY BLOCK 44 i NOR A GUIRAN TEE OF 11TLE. AND JT IS UNDERSTOOD AND AGREED ™AT SIGNED THIS - DAY OF 2002. l[ NEITHER ASSUMES NOR WILL BE CHARGED 'NITH ANY (20.39' R.0.¥0 FINANCIAL OBUGATION OR UAB]UTY WHATSOEVER BASED ON ANY STATEMENT CONTAINED HEREIN. ATTEST: HELEN KLANDERUD. MAYOR KATHRI S. KOCH. CITY CLERK DATED: 2002 NAME AND TITLE COMM1)NITY DE¥£1 OPMFNT DIRECTOR APPROVAI lilli COMPANY THIS PLAT OF THE BLEEKER STREET PARTNERS HISTORIC LANDMARK LOT SPLIT SUBDIVISION DIRECTOR THIS - DAY OF 2002. ADDRESS EXEMPTION WAS REVIEWED AND APPROVED BY THE ASPEN COMMUNITY DEVELOPMENT STATE OF COLORADO) 11UE ANN WOODS. COMMUNITY DEVELOPMENT DIRECTOR ~ )SS COUNTY OF Pin<IN ) 5URiYQR1CE.&11£]CAm 4 THE FOREGOING ITLE CERTIFICATE WAS ACKNOWLEDGED BEFORE ME ™IS - DAY OF - 1, FRANK W. HARRINGTON, A PROFESSIONAL LAN D SURPEYOR, UCENSED UNDER THE LAWS i 0- 2002, BY . OF ™E STATE oF COLORADO. DO HEREBY CERTIFY THAT THIS PLAT OF THE BLEEKER CITY ENGINEER'S APPROVAL m STREET PARTNERS HISTORIC LANDMARK LOT SPUT SUBDIVISION EXEMPION WAS PREPARED WITNESS MY HAND AND OFFIaAL SEAL UNDER MY DIRECT RESPONSIBILITY, SUPERVISION, AND CHECKING. AND S TRUE AND ™IS PLAT OF RE BLEEKER STREET PARTNERS HISTORIC LANDMARK LOT SPUT SUBDIVION MY COMMISSION EXPIRES: CORRECT TO THE BEST OF MY KNOWLEDGE THIS SURVEY COMPUES WI™ THE APPUCABLE EXEMPION WAS REVIEWED AND APPROVED BY THE ASPEN CITY ENGINEER ™19 SECnONS OF C.R.S. 38-51. DAY OF 2002 00 NOTARY PUBUC IN WI TNESS WHEREOF, 1 HERETO AF-Fll MY HAND AND CFFICIAL SEAL THIS - DAY OF CITY ENGINEER 2002. FRANKW.HARRINGTON, PLS #19598 pIn<IN COUNTY a FRK AND RECORDFR ACCEPTANCE THIS PLAT oF THE BLED<ER STREET PARTNERS HISTORIC LANDMARK LOT SPUT SUBDIVISION EXEMPTION HAS BEEN ACCEPTED FOR AUNG IN THE OFFICE OF THE CLERK AND RECORDER OF PROJECT NO. PITKJN COUNTY, COLORADO THIS - DAY OF 2002 IN PLAT BOOK . AT PAGE - AS RECEPTION NO. - 2021701.00 PITKIN COUNTY CLERK AND RECORDER *CE· ACCCeING To COLCRADO ~AW You •~Ey CC»•ENCE AN~ a AelION BASED UPON ANY DEFECT IN ™IS SURVEY WITHIN TIN?EE YEARS SHEET 1 AFTER YOU FIRsT DISCOVER SUCH DEFECT. 'I NO EVENT MAY ANY ACTION OF 1 YEARS F.. ..DATE O. CERTIFICATIC' SH[-~ HEREIN . __ _ .. . __ _ _ __ .... _ ____ ____ ___ ... - . . 1 18 NOISIA38 31¥0 ON 'S30 Nl 'DNIE133NIDNEI Al:LIN Nolldr,13*3 NOISI/\108(1 1IldS 101 ZO/00/6 31¥0 NOIUM N Vile 0/0 - '19 Nld-119 991 100.00' ZE 60- 10£133[=I 8120 00¥130-100 'bIBANBC] SAH '80 0 1>Illd 3 UNROO HAU '>10 OT1 9 83)13318 IMPROVE)€NT AND TOPOGRAPHIC SLRVEY SECTION 12, 7[OVNSHIP 10 SOUTH, RANGE 85 WEST [ji- DE SIXTH PRINCIPAL- MERIDIAN FOUND CITY OF ASPEN LUTS A Bj & C 1959 BLOCK CORNER MONU,fNT SWAY CORNER BLOCK 43 ORIGINAL ASPEN 0 70WNSITE BLOCK 44 BLEEKER STREET 74.47 RIFT-OF- 64ty CRIGINAL ASPEN TOWNSITE 0 333 WEST BLEEKER STREET ASPEN. PITKIN COUNTY, COLORADO O *2##- h' ,{kIND C / 030*(WEN .Ne-- BASE d *204 *0 th\- LOCATION r<~4.22% 42°EN (5_h. -»\ 4/ \* Up\\ 1\0 0 3 0 . NOTES S 73/911' '»4* xe L AN ORISINAL PLAT (MAP) PRINT PREPARED AS A PICTORIAL REPORT OF- SIRVEY BEARS i f + €90,0.\ 1 / -«tx- AN ORIGINAL ZINK) SIGNATURE AND SURVEYOR'S SEAL. REPRODUCTION COPIES OF A PLAT *AP) PRINT Sl[]VAL SURVEYOR'S SIGNATURE AND SEAL MAY CCITAIN 1 -,P 10 -'4re FRAUDULENT, INCORRECT, ERRONEOUS, OR MISLEADING INFORMATICW, POSSESSIER OF SUCH REPRODUCTION COPIES AND THE USE OF THE INFORMANON THEREON IS & r »* UNAUTHORIZED BY SURVEYER, IXICUMENTS PREPARED BY SURVEYOR AND WITHOUT A (30·} --74 8-*rr u SIGNATURE AND SEAL ARE m BE VIEWED AS PRELIMINARY WITH ALL INFORMATION 1 f Opey SHOWN SUBJECT TO CHANGE e Ll-4. 3 I 2#2+4 LO~ B 1 8 *f## 2. THE BASIS [F BEARD*GS FOR THIS IMPROVEMENT SURVEY IS THE RECORD BEARING OF * 1 j.4 NORTH 14050'49' EAST. BETWEEN ;DUND 1959 CITY OF ASPEN OFFICIAL MONUMENTS ft/2' GALVANIZED PIPE WITH AN 9(• ON THE P]PE CAP. THE MONUMENTS USED FOR ™IS IMPROVEMENT SURVEY ARE FOLIND AT T}E NORTH'.'ESTERLY CORNER OF BLECK 44 6, /l\ AND THE SOUTIVESTERLY CERNER OF- BLOCK 43, BOTH IN 1·HE ORIGINAL ASPEN T[TWNSITE 13€ BASIS OF LOCATION WAS THE FOUND CITY MONUMENT AT THE 4 /r- L NORTHWESTEQLY BLOCK CORNER Elf SAID BLOCK 44. THE BASIS OF THE ELEVATIC*4 CONTUORS SHOWN HEREON IS AN ASSUE.D ELEVATION OF WD,00 ON TOP OF THE FOUND CITY OF ASPEN BLOCK COIDER MONUENT AT THE SOUTHWESTERLY CORNER OF BLOCK 43. OF THE ORIGINAL- ASPEN TOWNSITE. LOT n £ b **<1.* a SURVEY RELIED ON 3HE TITLE INSURANCE CO»!ITMENT FROM PITKIN COUNTY TITLE, /J INC, CASE ta PCT14165 fOR INFORMATION REGARDING ENCUMBRANCES W EASEMENTS 4 1 ~ 3 AND RIGHT-[!F-WAY UN ™IS PROPERTY. DATED 4/22/99 EMORY 4. NO ATTEMPT WAS MADE BY SUIRVEYCR AS PART OF THIS IMPROVEMENT SURVEY TO 34' OBTAIN OR SHOW DATA CONCERNING EXISTENCE, SIZE, DEPTI·6 CONDITION, CAPACITY, OR LOCATION OF ANT UTILITY OR SERVICE FACILITY FIR THIS PRIPERTY. FOR ~ APPROPRIATE AGENCIES. i~ INFORMATION REGARDING THESE UTILITIES CIR FACILITIES, PLEASE CONTACT THE Rlk 5 THIS PROPERTY IS LOCATED ON THE PITKIN COLITY, COLORADO AND INCORPERATED 7 JUNE 4,1987, COMMUNITY-PANEL leMBER 08097 CO 203 C. THE PROPERTY IS ~ a/,41 =11 wn ~-~ ~ 1 4-UNIN T:el£ ZURE 97, OR-IN IVE AREA IM[SIDE THE. 500-YEAR FUm PLADL •14264 ~ 1 .REMCX ....CU.FLD]R -- 1 11 eli. ik&75 --J 6. THERE IS A POSSIBLE ENCROACHMENT BY THE GARAGE INTO THE ALLEY. TH1S INCR[]ACHMENT IS APPROXIMATELY TWO <29 INCHES THE VOOD FENCE AROUND THE ----1/ Fi:j i PROPERTY MAY ENCROACIL THE PUBLIC RIGHT-OF-WAY PY A QUARTER Tr] ONE HALF' INCH IN PLACES. 1% 3 911 i 7. All- REARINES •ND DISTANCES Fat THIS IMPROVEMENT SURVEY WERE TAKEN FROM THE 1959 OFFICIAL MAP FOR THE CITY OF ASPEN AS RECIRJED IN 'THE OFFICE OF- DIE PITKIN COLIm CLERK AND RECORDER 1 %'0 a,n- ... f ~ -~~" ~ ~ ~ 8, THIS PePER,7 HAS A CALCULATED Ull ,@SLA OF Mm SQUARE FEET €RIE UR LESS GARAGE un" i / ./ ..Rm. & 1 /-1 //414 f - 0 1 243 i ./SEM 1 6,= 0 1|'ll, 1 1 SCALE , = 10' ALLEY BLn 8 / 2 30 4- 2%,TY**%CK 44 SET WITNESS Var 73166 5 C.p me« '*406, or 7*1©CU~~1'~9• tvo~» SURVEYOWS CERTIFICATE I, LOWS 11 BUETTNER, A REG~STERED LANI} SURVEYOR IN THE STATE OF· C[n-ORADO. DE] HEREBY CONFIRM THAT THIS IMPROVEMENT AND TOPOGRAPHIC SURVEY PLAT WAS MADE FROM FIELD NOTEES G' SURVEYS OF TIE ABOVE DESCRIBED PRCPOTY MATE BY MYSE16 OR Um[DER MY DIRECT RESPONSIBILITY, SUPERVISION, AND CHECKING THE ?eaJMD,TATION SHOWN EEREON FOR THE PROPERTY CIENERS WAS FOUND OR SET DURING THIS SURVEYS. ALL DIMENSIONS AND DETAILS SHOWN IEREON ARE CORRECT TO DE BEST OF MY KNOWLEDGE€ LOUIS H. BLETTNER LS 13166 DATE *:m;El *COi."A M 211*10 LAI Yall ""IMENCE % 29' ACT-4 .....I NIEST I ./VEY WI1104 nan ¥'r,~S UUS R RETINER 81/VEY'i ArrER IN rmeT tiliEVERO SUCK ITEIrr. 3, 5 EVOT, 1,119 Nff -0 WEST SCr*.18 CMEK &O%4 021·ZIN WEZO UP) I, *yECT 3% neS glgpl BE CO,El/CCD ,©Vf Be,LI. ca.0-03 aDa ™~N TEN = RC»: DE DATE . nE 0¤eTIn:41*,1 me,14 H,JC,A 97.127-9. THIRD STREET