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Home My WebLink Aboutagenda.hpc.20021120ASPEN HISTORIC PRESERVATION COMMISSION I. November 20,2002 SPECIAL MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO NOTE: Nov. 27th HPC meeting has been cancelled due to Thanksgiving NOON - SITE VISITS - 540 E. Main Street, Zupancis Property (just east of the County Courthouse Annex) 5:00 I. Roll call II. Approval of minutes - Oct. 9,2002 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued - (Next resolution will be #4~) VIII. OLD BUSINESS A. 334 W. Hallam Street - Conceptual Review, Continue Public Hearing to January 8,2003 IX. NEW BUSINESS 5:10 A. 216 E. Hallam Street - Historic Landmark Lot Split, Major Development (Conceptual), On-Site Relocation, Variances, Public Hearing ~ X. WORKSESSIONS 5:40 A. 540 E. Main Street, Zupancis 010 B. Procedure for completing integrity assessment :45 XI. ADJOURN P1 PROJECT 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) P2 - CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 640 N. Third- expires November 23,2002 C Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staffpresentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion P3 Fkti, 8,7 -11 1 0-0 01- AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 216 E. Hallam , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 20 November , 2002 STATE OF COLORADO ) ) SS. County of Pitkin ) I, F. L. Stan Clauson (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (IE) ofthe Aspen Land Use Code in the following manner: X Publication of notice: By the publication in the legal notice section ofan official paper or a paper of general circulation in the City ofAspen at least fifteen (15) days prior to thepublic hearing. A copy ofthepublicationis attached hereto. X Posting of notice: By posting ofnotice, 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 19th day of June_, 2002, to and including the date and time ofthe public hearing. A photograph of the posted notice (sign) is attached hereto. X Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) ofthe Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet ofthe property subject to the development application. The names and addresses ofproperty owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy ofthe owners and governmental agencies so noticed is attached hereto. '. 1 )., t. 1 4 PUBLIC NOTICE DATE,0 40. 2002 TIME 500 - PLACE 04".#Counc Chambri, I 30 S Gilen, SM, i I - Â£..iÂ·.i GCZ PURPOSE .lic,1,0~ . I . I The.Bl .... Â·Â·J -a' 9 . 0 -"IN "0"m,r % - 6 i....... .... ...1... *%***hÂ·.Â· 0Â·con,Din~Â¥, ,~n sr,~ i.,ocil,~,~ 4, . i Â·â€¢ ........... 4/.Ili'l.'llit I . V . f .l)11 (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 ofa general revision ofthis 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, apd the notice to and listing ofnames 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. SignatAir~\ The foregoing "Affidavit ofNotice" was acknowledged before me this I l day of kbe Lleâ€¢â€¢-Q'(2.- , 200.L by i=. t_ . 2>rAA) C.6-6#.* 1,~'Â·3 WITNESS MY HAND AND OFFICIAL SEAL Mycommission expires: 4 l,i7O5-- - 2 -A1.94 (1(6 1 N Ndfhrv Public U ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL 225 N MILL ST LLC ASPEN CENTER FOR ENVIRONMENTAL AMATO JOSEPH A A COLORADO LIMITED LIABILITY CO STUDIES PO BOX 503 225 N MILL ST 100 PUPPY SMITH ST HIGHLAND MILLS, NY 10930 A , CO 81611 ASPEN, CO 81611 ASPEN COMMUNITY UNITED BRUMDER WILLIAM G BERKO MIRTE 71.165% METHODIST CHURCH FLORIDA LAND TRUST PO BOX 360 114 N ASPEN ST 2054 FIRST WISCONSIN TRUST CO ASPEN, CO 81612 ASPEN, CO 81611 MILWAUKEE, WI 53201 BRUMDER WILLIAM G FLORIDA LAND CITY OF ASPEN ELDER NELS REINHARD TRUST 130 S GALENA ST 202 N MONARCH ST 2054 FIRST WISCONSIN TRUST CO ASPEN, CO 81611 ASPEN, CO 81611 MILWAUKEE, WI 53201 FROST MONA J TRUST FROST PROPERTY LLC HODGSON PHILIP R & PATRICIA H CO US BANK ATTN: LORI J HAMILTON 709 N SPRUCE ST 212 N MONARCH ST 950 17TH ST CNDT0615 ASPEN, CO 81611 ASPEN, CO 81611 .DENVER, CO 80256 LIGHT HOLDINGS LLLP MYRIN CUTHBERT L JR 37.5% PACE LINDA MARIE 733 13TH ST PMB 101 300 PUPPY SMITH #203 445 N MAIN AVE BOULDER, CO 80302 ASPEN, CO 81611 SAN ANTONIO, TX 78205 BOK WILLIAM G JR TRUSTEE PENN PAUL E & SUSAN W PUPPY SMITH LLC 14023 220TH AVE NE 3830 E 79TH ST 205 S MILL ST SUITE 301A WOODINVILLE, WA 98072 INDIANAPOLIS, IN 46260-3457 ASPEN, CO 81611 SADLER PRISCILLA ANNE TRSTE SEGUIN WILLIAM L SUTTON JENNY W SADLER PRISCILLA A REV TRST PO BOX 4274 4101 CUTLASS LN PO BOX 2989 NAPLES, FL 34102 ASPEN, CO 81612 ASPEN, CO 81612 SUTTON KERMIT S & JENNY W US POSTAL SERVICE GIVEN INSTITUTE 801 12TH AVE S STE 200 WESTERN REGION REGENTS OF UNIVERSITY OF COLORADO NAPLES, FL 34102 SAN BRUNO, CA 94099 BOULDER CO 80304 21 1+ 10 1 PUBLIC NOTICE RE: 216 E. HALLAM STREET- MAJOR DEVELOPMENT (CONCEPTUAL), VARIANCES, ON-SITE RELOCATION, HISTORIC LANDMARK LOT SPLIT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, November 20, 2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by The Frost Property LLC requesting approval for Major Development (Conceptual), Variances, On-Site Relocation, and a Historic Landmark Lot Split. The property is located at 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion ofthe vacated alley, Block 71, City and Townsite of Aspen. The property is to be subdivided into two 3,000 square foot lots. The existing Victorian house is to be relocated to the west lot, and a new detached house is proposed on the east lot. The entire development will share the floor area that would be permitted for a single family house on the fathering 6,000 square foot parcel, plus one 500 square foot bonus that is requested. The application includes a request for setback variances on the western lot only, which are: a 5 foot east sideyard setback variance (this will be interior to the property), a 4 foot west side yard setback variance (facing the Red Brick School), and a 9 foot combined sideyard setback variance. These variances are needed to accommodate the width of the existing historic house. All other dimensional requirements, including on-site parking, are being met in the application. For further information, contact Amy Guthrie at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci. aspen. co.us. s/Rallv Dupps, Chair Aspen Historic Preservation Commission Published in the Aspen Times on November 2,2002 City ofAspen Account 11 A) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 216 E. Hallam Street- Major Development Review (Conceptual), Variances, On- site Relocation, and Historic Landmark Lot Split- Public Hearing DATE: November 20,2002 SUMMARY: In June of 2002, HPC reviewed and approved a proposed redevelopment of this property which involved rehabilitating the Mona Frost house and expanding it into a duplex. On a separate parcel located to the north, approval was granted to rehab a historic barn and adapt it to become a single family home. While the development involving the barn is a "use by right" and required no further hearings, the Planning and Zoning Commission subsequently denied the applicant's request for the duplex on the Frost house, a proposal which, on a lot of the subject property' s size, is only available for Landmarks based on a finding of compatibility with the neighborhood. When the project returned to HPC for Final review in July, the representation was that, although the architecture was basically unchanged, the structure would be a single family home. In re-examining the land use options available for this site, the applicant has since determined that an appropriate course that will meet their goals and, they hope HPC's as well, would be to propose a Historic Landmark Lot Split. That has the effect of subdividing the front parcel into two separate 3,000 square foot lots and completely detaching the new construction from the 19th century home. Under this scenario, HPC conducts a design review and makes a recommendation on the Historic Landmark Lot Split to City Council. Community Development staff supported this application and the significant results it achieves in terms of retrieving the deteriorated historic structures on this site in the proj ect' s previous iteration and finds that the proposal has only improved by taking all but a very small portion of the new construction off of the Victorian house. APPLICANT: The Frost Property LLC, represented by Camilla Auger and Studio B Architects. PARCEL ID: 2737-073-14-001. ADDRESS: 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of vacated alley, Block 71, City and Townsite of Aspen, Colorado. 1 P5 ZONING: R-6 (Medium Density Residential). CURRENT LAND USE: Single-family residence. 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. A list of the design guidelines relevant to Conceptual Review is attached as "Exhibit B." This memo will discuss only those which staff finds need discussion with regard to this proposal. The house is to be relocated on its site, the review standards for which will be discussed below. It is to be fully restored based on historic photographs that have been located that show views of all but the back of the house in the 19th century. All portions of the original building are being preserved and the only addition is in the form of a two car garage at the back of the site. The total FAR for the development on both lots is limited to what could be built in a single family house, with or without a lot split, plus a 500 square foot bonus that is being requested. It is the applicant's role to propose how the square footage will be allocated. In this case, most of it is being placed in a new building on the east side of the Frost home. The design of the new house is very similar to what HPC saw in the previous proposal and staff has no concerns with it whatsoever. It is respectful to the historic building in terms of height, massing, and architectural detailing and meets all of the setback and parking requirements. Staff has a few minor concerns related to the Frost house, one of which is the location of the garage doors on the addition. This is something that did not come up in the previous review, perhaps because of certain constraints that were being created in an effort to make the house a duplex. However, it does not appear to staff that, in this case, there is no solution available that 2 - P6 would relocate these doors to face the common drive, away from the street and public view. (This would have the added benefit of avoiding having cars back out onto the trail alongside the Red Brick School, although it should be noted that Council has already granted all approvals necessary for the applicant to use so called "Sheeley Boulevard" in that manner.) The relevant design guidelines are: 14.18 Garages should not dominate the street scene. 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. Locating drives away from the primary facade will maintain the visual importance the structure has along a block. Staff does not find that the proposal creates a situation where the garage dominates the street scene, however it appears that there could be an improvement to one's overall perception of the historic character of the building, particularly given the fact that a public trail runs along the west side, if the doors to the garage were relocated to the back of the house. One other guideline related to garages is of note, however, HPC found earlier that it was not problematic. That guideline is: 8.3 Avoid attaching a garage or carport to the primary structure. o Traditionally, a garage was sited as a separate structure at the rear of the lot; this pattern should be maintained. Any proposal to attach an accessory structure is reviewed on a case-by-case basis. There is not sufficient room on this lot to detach the garage given the existing distance of the historic house from the street, which is not being changed in the relocation. The one story height of this element is sufficient to create the appearance of a secondary structure that is desired by the standard. In terms of alterations to the historic house, the HPC should be aware that there are small windows proposed in the east/west cross gable that are not original. Staff would prefer that they not be included in order to fully preserve the original, sparse window pattern typical of a house like this one, per the following design guideline: Windows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. 3 P7 o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. The HPC may wish to provide some flexibility on this issue given the fact that the building and its original scale are being preserved so well, however, there is a request for a floor area bonus involved with this proposal. A small new dormer is shown on the west elevation, which staff does not find has any negative impacts. As was discussed during the previous review, the exact location and size of the windows and doors being restored on this house will ultimately be determined in the field when the original framing is exposed to view, however, there are better photographs of this resource in its original condition than are available in most cases and a very historically accurate project can be expected at the Frost house. FAR BONUS The applicant is requesting a 500 square foot floor area bonus. The following standards apply to an FAR bonus, per Section 26.415.110.E: 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 Â£ 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 4 P8 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 design of the project meets all the standards for an FAR bonus. The existing historic structure will be maintained as the key element of the property and will be retrieved from its very deteriorated condition. Staff finds that the bonus should be granted because the proposal is attempting to maintain the integrity of the existing structure and the applicant should be congratulated for finding a way to preserve not only this house, but also the large outbuilding on the back parcel. SETBACK VARIANCES The setback variances needed are only on the west lot, which will contain the historic structure. No variances are proposed on the new east lot. The specific request was for a 5 foot east sideyard setback variance (this would be interior to the site), a 4 foot west side yard setback variance (facing the Red Brick School), and a 9 foot combined sideyard setback variance. Because of the width of the historic house, which obviously cannot be changed, the applicant proposed to place the building right on the common lot line between the two parcels being created by this application. It was later determined however, that UBC issues would be brought up by this zero lot line and would prohibit windows on the east side of the house, an unacceptable situation. As a result, the house is to be pushed over to sit on the west lot line (towards the Red Brick School) where the UBC concerns are mitigated by the fact that the nearest building is a further distance away. (This has been confirmed in writing as an acceptable solution by the Chief Building Official.) The corrected sideyard setback variances will need to be includedin the notice for Final review, and HPC will make their determination at that time. 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. Staff Finding: The correct variances will be included in the notice for Final review. 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 5 P9 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; RE 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; ~ 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. Chapter 9 discusses the guidelines regarding the relocation of historical buildings. The guidelines that are important to the discussion are: 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. 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. 6 P10 9.4 Site the structure in a position similar to its historic orientation. o It should face the same direction and have a relatively similar setback. o It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. Staff Finding: The policy regarding the relocation of a historic structure is that movement of the structure is discouraged unless it is important for preservation purposes. The background information in Chapter 9 indicates that the integrity of an historic structure is partially based on its original placement. The Frost house is to be moved approximately 7 feet west of its current location. It is maintaining its original front yard setback. Relocation creates the space to place the new construction in a detached building alongside the historic home. This is a minimal change in siting and allows for a lot split, which, staff feels strongly, has been the key to creating good preservation projects in Aspen given our development pressures. Through this mechanism, we have been able to move away from developments which involve overwhelming additions connected to, and in many past cases, looming over or consuming, our historic houses. A modest change in location is an appropriate trade off to achieve this goal. Staff recommends that HPC allow the house to be moved as proposed. 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 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 7 Pll development is proposed witi mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). Staff Finding: This proposal will create two 3,000 square foot lots, each of which meet minimum size 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 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 Council will be required for a showing of good cause. Staff Finding: The subdivision exemption agreement shall be a condition of approval. 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. 8 P12 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)(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. Staff Finding: The subject parcel is 6,000 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 noor 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 bothnewly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. 9 P13 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 3,240 square feet. The applicant is requesting 428 square feet of the 500 square foot in FAR bonus. Should the FAR bonus be granted, the total FAR of 3,740 square feet is to be allocated as follows: 1,874 square feet to the lot 1,794 square feet to the new parcel. 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 the lot which contains the historic structure. There are no variances being requested for the new house. 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: 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. RECOMMENDATION: Staff recommends that HPC approve Major Development Review (Conceptual), an FAR bonus, and On-site Relocation for 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of vacated alley, Block 71, City and Townsite of Aspen, Colorado with the conditions listed below, and recommend that Council approve the Historic Landmark Lot Split. 1. The HPC hereby approves a 428 square foot FAR bonus. 10 P14 2. The public notice for Final review must include the setback variances as corrected to meet UBC concerns, and HPC will make a formal determination on the request at that time. 3. The new windows added to the easUwest gable ends on the historic house are not approved. 4. For final review, restudy the garage doors to determine if they can be relocated to the back of the structure. 5. Finalization of exact window and door locations and sizes will be determined through demolition and discovery by removing the asphalt and the interior plaster to expose framing evidence. 6. 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. 7. 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. 8. A relocation plan detailing how and where the buildings will be stored and protected during construction must be submitted with the building permit application. 9. An application for Final review shall be submitted for review and approval by the HPC within one year of Nov. 20, 2002 or the conceptual approval shall be considered null and void per Section 26.415.070.D.3.c.3 ofthe Municipal Code. 10. 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: the lot containing the historic house will have 1,874 square feet of FAR, and the lot containing the new house will have 1,794 square feet of FAR, which shall be noted on the plat. RECOMMENDED MOTION: "I move to approve Resolution # , Series of 2002." Exhibits: Resolution # , Series of 2002 11 P15 A. Staff memo dated November 20,2002 B. Relevant Design Guidelines C. Application 12 P16 "Exhibit B, Relevant Design Guidelines for Conceptual Review" Replacement Windows 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 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. 3.6 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. Â¤ Consider reopening and restoring an original window opening where altered. 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. 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. 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. U 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. o Use materials that appear similar to the original. 13 P17 o While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. o Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. o When constructing a new porch, its depth should be in scale with the building. o The scale of porch columns also should be similar to that of the trimwork. o The height of the railing and the spacing of balusters should appear similar to those used historically as well. Architectural Details 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. o The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation ofthe building's heritage. o When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. o Where "scars" on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. o Using overly ornate materials on a building for which there is no documentation is inappropriate. o It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. Roofs 7.7 A new dormer should remain subordinate to the historic roof in scale and character. o A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. o The mass and scale of a dormer addition must be subordinate to the scale of the historic building. Secondary Structures 8.3 Avoid attaching a garage or carport to the primary structure. o Traditionally, a garage was sited as a separate structure at the rear of the lot; this pattern should be maintained. Any proposal to attach an accessory structure is reviewed on a case-by-case basis. 8.4 A garage door should be compatible with the character of the historic structure. o A wood-clad hinged door is preferred on a historic structure. o If an overhead door is used, the materials should match that of the secondary structure. o If the existing doors are hinged, they can be adapted with an automatic opener. 14 P18 Building Relocation 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. 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. 9.2 Moving an existing building that contributes to the character of a historic district should be avoided. o The significance of a building and the character of its setting will be considered. o In general, relocating a contributing building in a district requires greater sensitivity than moving an individually-listed structure because the relative positioning of it reflects patterns of development, including spacing of side yards and front setbacks, that relate to other historic structures in the area. 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. 9.4 Site the structure in a position similar to its historic orientation. o It should face the same direction and have a relatively similar setback. o 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. 15 P19 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. Building Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. 3 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. 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. Â¤ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 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 rear 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. Â¤ 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. 16 P20 o Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 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, cornices and eavelines should be avoided. 10.14The roof form and slope of a new addition should be in character with the historic building. o If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. o Eave lines on the addition should be similar to those of the historic building or structure. New Buildings on Landmarked Properties 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 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. o The primary plane of the front should not appear taller than the historic structure. o The front should include a one-story element, such as a porch. 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. 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. o This blurs the distinction between old and new buildings. 17 P21 o Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. General Guidelines 14.17 Design a new driveway in a manner that minimizes its visual impact. o Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. o If an alley exists, a new driveway must be located off of it. 14.18 Garages should not dominate the street scene. Se& Chapter 8: Secondary Structures. 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. o Locating drives away from the primary facade will maintain the visual importance the structure has along a block. See Chapter 8: Secondary Structures. 18 P22 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), A FLOOR AREA BONUS, ON-SITE RELOCATION, AND A HISTORIC LANDMARK LOT SPLIT FOR THE PROPERTY LOCATED AT 216 E. HALLAM STREET, LOTS H, AND I, AKA LOTS N, AND O, AND A PORTION OF VACATED ALLEY, BLOCK 71, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2002 PARCEL ID: 2737-073-14-001 WHEREAS, the applicants, The Frost Property LLC, represented by Camilla Auger and Studio B Architects, have requested Major Development Review (Conceptual), a 500 square foot FAR bonus, On-site Relocation, and a Historic Landmark Lot Split for the property located at 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of vacated alley, Block 71, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review; and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, 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 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 P23 g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained; and WHEREAS, the application included a request for approval of on-site relocation of the historic house and barn. 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 ofthe 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; 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 integrily 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, 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 P24 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 split" 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 o#ice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the piat 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. D In the case where an existing single-famity 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) pal*cels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a singie-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, 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 foor area will be affected by the use established on the property: P25 If all buildings on what was the fathering parcel remain wholly residential in use, the maximum iloor 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. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),04 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; and 26.470.070(4 GMQS 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, Amy Guthrie, in her staff report dated November 20,2002, performed an analysis of the application based on the standards, and recommended that the project be approved with conditions; and r WHEREAS, at a special meeting on November 20,2002, the Historic Preservation Commission considered the application, found the application was consistent with the "City of Aspen Historic Preservation Design Guidelines" and other applicable sections of the Municipal Code and approved the application with conditions by a vote of_ to _. NOW, THEREFORE, BE IT RESOLVED: HPC approves Major Development Review (Conceptual), an FAR bonus, and On-site Relocation for 216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of vacated alley, Block 71, City and Townsite of Aspen, Colorado with the conditions listed below, and recommends that Council approve the Historic Landmark Lot Split. P26 1. The HPC hereby approves a 428 square foot FAR bonus. 2. The public notice for Final review must include the setback variances as corrected to meet UBC concerns, and HPC will make a formal determination on the request at that time. 3. The new windows added to the east/west gable ends on the historic house are not approved. 4. For final review, restudy the garage doors to determine if they can be relocated to the back of the structure. 5. Finalization of exact window and door locations and sizes will be determined through demolition and discovery by removing the asphalt and the interior plaster to expose framing evidence. 6. 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. 7. 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. 8. A relocation plan detailing how and where the buildings will be stored and protected during construction must be submitted with the building permit application. 9. An application for Final review shall be submitted for review and approval by the HPC within one year of Nov. 20,2002 or the conceptual approval shall be considered null and void per Section 26.415.070.D.3.c.3 of the Municipal Code. 10. 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: the lot containing the historic house will have 1,874 square feet of FAR, and the lot containing the new house will have 1,794 square feet of FAR, which shall be noted on the plat. APPROVED BY THE COMMISSION at its regular meeting on the 20th day of November, 2002. P27 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 P28 J.1. A) MEMORANDUM TO: Historic Preservation Commission FROM: Chris Bendon, Senior Long Range Planner C)|AAA/1 RE: Zupancis Property 540 East Main Street - Work Session DATE: November 20,2002 The City recently acquired the "Zupancis" property located on Main Street between the County Plaza building and Concept 600. This property is part of the ongoing Civic Master Plan process and was purchased with the intent of fulfilling one or more goals of the plan. The property has been discussed as a potential location for a relocated Fire Station, an extension of government services, and as a potential for affordable housing. No decisions have been made yet concerning a principal use and staff is not yet looking for direction on an appropriate design approach for new buildings. In order to proceed with planning for this site, staff is first interested in gaining some direction from the HPC with regards to the historic buildings on the north portion of the property. A site visit has been scheduled for noon on November 20th. Specifically, staff has the following questions for HPC: Can these buildings be relocated on the property? If planning for the site incorporates a below-grade parking structure, these buildings will need to be temporarily moved. The buildings could be brought to the center of the property and incorporated into a plaza area, possibly connected to a redevelopment of the parking lot behind the Pitkin County plaza building. Do these buildings need to remain in their historic location? Can these buildings be relocated off the property, within close proximity? There could be a planning. approach moving one of the resources closer to the Courthouse or Jail. Is this an idea worth pursuing? Can these buildings be relocated off the property? Redevelopment on and around this property may further minimize the public's exposure to these resources. Re-use of these structures within a different context (for example: Rio Grande Park) could provide more exposure and awareness of historic preservation. Is this an idea worth exploring? ATTACHMENTS: A. Property history section of Civic Master Plan Phase One Report. B. 1904 Sanborn Map C. Current survey D. Obermeyer Concept Plan E. City of Aspen Historic Inventory Report 1 P29 A C,140 *Alkr- T*M Area History- Â«, ON, Bel,M_, -t2 1 AThe Zupancis Property As 96rt of t~ plan, a,*Divic (0ter" \0s This parcel is located on Main Street on ~ i~Fltified 0 the lan*'north 0Vlain *lfeet axis with Hunter Street. The property is the en botl~Eles of Gy'ena St~fet as +6ay to Zupancis Family "homestead" and has "enh,9~rce the fop51 poin~hf Aspy6 as Uy been in the family for nearly 110 years. dorprnant cer)Mr of ~e resor/comp10." John Zupancis, born in Yugoslavia, and S0cified fÂ® this *ea waÂ§/6 sigr0ant Mary Zupancis, born in Austria, came to ~model ofthe Co~nty Coyfhouse,/hclud- Aspen in 1893 where they raised six sons ing rerpdval ofjrhe jail~FCinctioryforn the and daughters in the old home on the prop- courtptuse lyfper, dveloprnâ‚¬;0[ of a new erty. John was employed by the Colorado Cityllall aylfacent t*the co~rthouse, c~- Midland Railroad Company, while the rail- ~ction yf a new Fire Station on the ~0ca- road was being constructed up the Roaring tion of~ttle Coupty maip,~nance byllding Fork Valley. He also helped lay the water (now/Galena>Plaza)~and rerrpval of mains to supply the City of Aspen with CoVfity road~4naintenance faci~ities fror, water. With the assistance of Louis t~ core o~.Aspen./~1 1973, t~re City alll Zupancis (current property resident), their â‚¬ounty updated )Me 1966 ~eneral i;I& n son, Julius, owned and ran the Mesa with th*4doptigpf of the Aspen Lan~Use Grocery Store on Main Street during the Plan.~,/Tms pIA conterqpfated ad~tional "Quiet Years." Their daughter, Elizabeth, clviguses inike "Civic yer'Iter" byplacin~ was a nurse at Aspen Valley Hospital for 50 th/U.S. PA Office ~d public,farkinglh years. A historic log cabin and miner's cot- tl~ area. tage (which are attached) are on the north edge of the property. /r . .,4,8-&10:~iss,11-141-IrÂ£1Â£*a*::â‚¬SacI U I.,:L> . Â«i- I I.* ..Â£:illilliwilelill.lisilil24;~litlilillimilillillimilillifilillillililliligii:A <oqxc : Afl 14/kitia 94 91- 1. AW: '/ I#... i -' + Zupancis Cabin "li. 1- 2 1. + . '4 . Page: 10 P30 -1...U-WW- 1 0 1 #Arm 1 - - 1 1 1 1 0 --- 3 / 19 ~ 18.~ 1 Igtr[12 lEi LI] 1 , *1 1 5- 2-1 \ f R. 3 1 ~ H L. M. N * ,? 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Â·Â·Â· I-"-~1-J Ir __ I A Â·Â· 1 J._. - - ~E IMPROVEMENT LOCATION SURVEY OF: ..ZIJA=/- OBERMEYER PROPERTIES 132 214Â£ - \ 1.n , Int -116..-----&--L--- - - IN A PORTION OF SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THI CITY OF ASPEN, COUNTY OF PITK[N, STATE OF COLORADO - -2IEET 4 OF 5 ,-- '-0 | 1 \1 f S= CC'Â£17]06 I 776 #EA e -15 9GN - 0-1 -1 L_-1 1 k 90 8' Â·~ .. - j â€¢9- r 21 u. . 7,075 *52 --- 6Â£ - 7915.J ~ - 792[17 . 41 X + 04* 5 - 1.-NU --- 1..... to.d- o.â€¢ --- - Pl*tr -0-.<er - pri(~~,73 '. 800( BULDrNG U. - 790&4 FE &421/Ba - 7897.1 7 ee#*t ~ 7 \ EAE- 7917.4 Â· Â· DE-STORY H.P. Roar - 722 8 ' ' " f LOG;VR.UEE- 0 500 Mâ€¢â€¢1 ST. f. oas .g. ~f ca V .q---: Z 1 i -- 11OM fRAAâ‚¬ allÂ£a,Â«2 EAVE 4 7921.3 AE -17*U# PEAK 1 791â€¢ 601 E #FI 13 499 4 6-1 6 OVE-370?y ~ BLOCK @ARAGE F.F. -1791/.6 EA â‚¬ -I 79110 , L WEAK - 79:2*0~b ;~8 FENCE M 858 . Al COW'ACTIB . It**192 --f - - -- -: . -w n 3: e .10 . 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SITE PLAN 1 OBERMEYER PLACE SCHEME #26 10/16/02 j SCALE: 1" = 30' 78 PARKING SPACES >*~â€ž-.~ ~ 9,~ -M . 1~ ~ NN~ 41% 133Â¥19 9NladS L---J L-J - OAHP1403 Official eligibility determination E 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: 5 PT.929 2. Temporary resource number: 540.EMA 3. County: Pitkin 4. City: Aspen 5. Historic building name: McMurcherv entrv 6. Current building name: 7. Building address: 540 E Main Street Aspen Colorado 81611 8. Owner name and address: Louis J. and Robert L. Zupancis 1/2 Interest Each 540 E Main Street Aspen CO 81611 11. Geographic Information 9. P.M. 6 Township 10 South Range 84 West NW G of SW G of SE G of SW G of Section 7 10. UTM reference Zone 13;343100mE4339350mN 11. USGS quad name: Aspen Quadrangle Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Lot(s): A metes and bounds deed, Book 195, Pq. 281 Block: Addition: Year of Addition: 13. Boundary Description and Justification: Site is described in a metes and bounds deed, Book 195, Pq. 281, Citv and Townsite of Aspen. Assessors office Record Number 273707324003. This description was chosen as the most specific and customarv description of the site. 111. Architectural Description 14. Building plan (footprint, shape): Irregular Rectangle 15. Dimensions in feet: Length x Width 16. Number of stories: 1 17. Primary external wall material(s) (enter no more than two): Wood, Horizontal Sidinq, Vertical Sidinq 18. Roof configuration: (enter no more than one): Gabled Roof 19. Primary external roof material (enter no more than one): Metal P34 Resource Number: 5PT.949 Temporary Resource Number: 540.EMA Architectural Inventory Form (Page 2 of 4) 20. Special features (enter all that apply): Porch 21. General architectural description: One storv miner's cottaqe. Gable end faces Main Street. Clapboard sidinq on front, board and batten on sides. Board and Batten in qable end. Decorative front porch with squared columns and brackets. Front door with transom and one double hung, two over two window under porch. Double hung windows on east and west sides of house. One storv log element on west side of house. 22. Architectural style/building type: Late Victorian 23. Landscaping or special setting features: Cottonwood trees on Main Street. 24. Associated buildings, features, or objects: Single stall garage behind main house, barn and shed behind miner's cottaqe. IV. Architectural History 25. Date of Construction: Estimate earlv 1 880's Actual Source of information: Building stvle 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: . McMurcherv Source of information: "Aspen: The Quiet Years," Zupancis 29. Construction history (include description and dates of major additions, alterations, or demolitions): Single stall garage built in the 1920's, main house in the 1960's. 30. Original location _ 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): Commercial/ Industrial District 35. Historical background: According to oral history in "Aspen: The Quiet Years," the miner's cottaqe and associated buildings belonged to a prospector bv the name of McMurcherv. The Sprat family owned the property next and mav have added onto the cabin. The Sprats sold to the Ennis,' who sold to the Zupancis' (bv about the 1920's.) The Zupancis' built the single stall garage in the 1920's. The main house was built in the 1960's. 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 P35 Resource Number: 5PT.949 Temporary Resource Number: 540.EMA Architectural Inventory Form (Page 3 of 4) VI. Significance 37. Local landmark designation: Yes No X Date of designation: Designating authority: 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 State Local X 42. Statement of significance: This house is representative of the family/home environment of the average citizen in Aspen during the early vears of the silver mining era. 43. Assessment of historic physical integrity related to significance: The' miner's cottage is virtuallv unaltered and is an excellent representation of an earlv residence in Aspen. Site is also unusual in that the original outbuildings remain on the property. VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: 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 VI11. Recording Information 47. Photograph numbers: Rl 1, F28 Negatives filed at: Aspen/Pitkin Community Development Dept. 48. Report title: City of Aspen 2000 Update of Survey of Historic Sites and Structures 49. Date(s): 8/2000 50. Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects . 52. Address: 412 North Mill Street, PO Box 1303, Aspen CO 81612 P36 Resource Number: 5PT.949 Temporary Resource Number: 540.EMA . Architectural Inventory Form (Page 4 of 4) 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 P37 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Scoring sheets for historic properties DATE: November 20,2002 SUMMARY: Per Council's direction at the City Council meeting this past Monday night, we have until January 15, 2003 to make any amendments we want to the scoring sheets before we begin to use them and to adopt a procedure for how we will go about using them. A copy of the scoring sheets is attached to this memo. Staff would like some direction on your preferences and will come back with the same topic at the HPC meetings on December 11 th and January 8th to complete the work. Included in this memo is the criteria that is in the code regarding designation. HISTORIC DESIGNATION CRITERIA: As a reminder to HPC, following is the language that has been adopted into the Municipal Code regarding historic designation. "26.415.030 Designation of Historic Properties The designation of properties to an official list, that is known as the Aspen Inventory of Historic Landmark Sites and Structures which is maintained by the City of Aspen, is intended to provide a systematic public process to determine what buildings, areas and features of the historic built environment are of value to the community. Designation provides a means of deciding and communicating, in advance of specific issues or conflicts, what properties are in the public interest to protect. A. Establishment of the Aspen Inventory of Historic Landmark Sites and Structures. The Aspen Inventory of Historic Landmarks Sites and Structures has been established by City Council to formally recognize those districts, buildings, structures, sites and objects located in Aspen that have special significance to the United States, Colorado or Aspen history, architecture, archaeology, engineering or culture. The location of properties listed on the Inventory are indicated on maps on file with the Community Development Department. B. Criteria. To be eligible for designation on the Aspen Inventory of Historic Landmark Sites and Structures, an individual building, site, structure or object or a collection of buildings, sites, structures or objects must have a demonstrated quality of significance. The significance of properties will be evaluated according to the following criteria: 1. A property is deemed significant for its antiquity, in that it is: a. More than 100 years old; and - 1 b. It possesses an appropriate degree of integrity of location, setting, design, materials, workmanship and association, given its age RI 2. A property constructed at least forty (40) years prior to the year in which the application for designation is being made that possesses sufficient integrity of location, setting, design, materials, workmanship, and association and is related to one or more of the following: a. An event, pattern or trend that has made a significant contribution to local, state, regional or national history; b. People whose specific contribution to local, state, regional or national history is deemed important and be identified and documented; c. A physical design that embodies the distinctive characteristics of a type, period or method of construction, or represents the technical or aesthetic achievements of a recognized designer, craftsman or design philosophy that is deemed important. 3. A property that was constructed less than forty (40) years prior to the year in which the application for designation is being made may be considered under subsection 2, above, if the application has been filed by the owner of the property at the time of designation or, when designating a historic district, the majority of the contributing resources in the district meet the forty (40) year age criterion described above. 4. The Commission shall adopt, maintain, and make available to the public guidelines, score sheets, and other devices to apply the criteria set forth in this Section to potentially eligible buildings, sites, structures or objects, or collections thereof. C. Application The property owner(s), the Historic Preservation Commission (HPC) or the City Council may file an application. for designation of a building, district, site, structure or object on the Aspen Inventory of Historic Landmark Sites and Structures. The application for the designation of a property or collection of properties shall include the following: 1. The applicable information required in Section 26.304.030(B)(1),(2),(3) and (4). The application, if filed by the Community Development Director, the Commission, or City Council, shall include a statement verifying compliance with subsection 26.415.030(D)(1), and if notification has not been provided, an explanation by the Community Development Director of efforts made to comply with said subsection. 2. Site or historic district boundary map. 3. Property or district description including narrative text, photographs and/or other graphic materials that document its physical characteristics. 4. Written description of how the property meets the criteria for designation. 5. Identification 0 f the character-defining features that distinguish the entity which should be preserved. D. Review, Public Hearings & Notice. 1. The Community Development Department shall maintain a database of all properties that contain a building, site, structure or object, or collection thereof that are 38 years or older. This database shall be available for public inspection during normal business 2 hours. The Community Development Department shall review the list of all such buildings, sites, structures or objects, or collections thereof, and make an initial preliminary determination of their potential eligibility for designation on the Aspen Inventory of Historic Landmark Sites and Structures. The Community Development Director shall make a reasonable good faith effort to notify owners of property that are deemed potentially eligible for designation at least two years before any application for designation is filed without the consent of the owner. A good faith effort shall include personal contact with the owner, including a personal visit or telephone communication, or a certified letter sent to the owner at the address of the property and the address as listed with the County Assessor's Office. Owners of properties that are 40 years old or older on March 31,2002, shall be notified in accordance with this subsection, at least six months before any application for designation is filed without the consent of the owner. Failure to comply with the notification provisions of this subsection shall not be deemed a prerequisite for designation of a building, site, structure or object, or collection thereof to the Aspen Inventory of Historic Landmark Sites and Structures. 2. An application for designation on the Aspen Inventory o f Historic Landmark Sites and Structures will be transmitted to the Community Development Director to determine if the application is complete. For applications filed with sufficient information, a report will be prepared by City staff for transmittal to the HPC with the relevant information on the proposed historic property or district with a recommendation to approve or disapprove and the reasons for the recommendation. 3. A date for a public hearing on a complete application will be scheduled before the HPC. Notice of the hearing shall be provided according to the provisions of Section 26.304.060.E3 (EL)(b)(c) except when the HPC or City Council is the applicant. When the HPC or City Council is the applicant, notice of the hearing will be mailed to the property owner(s) within 300 feet of the property and posted on the subject property for at least thirty (30) days prior to the hearing. Notice to the property owner shall be by registered mail. In the event that there is no evidence that the property owner received actual notice, the HPC may specify that additional measures be taken. 4. The HPC shall evaluate the application to determine if the property or district meets the criteria for designation. At the public hearing the property owner, parties of interest and citizens shall have an opportunity to provide information about the property or district's eligibility for designation. The HPC may recommend approval, disapproval or continuance of the application to request additional information necessary to make a decision to approve or deny. Their recommendation shall be forwarded to City Council. 5. Upon receipt of the decision, report and recommendations of the HPC, the City Council shall schedule a hearing on the application in accordance with the notice requirements for adopting an ordinance. Council shall evaluate the application to determine if the property or district meets the criteria for designation. At the public hearing the property owner, parties of interest and citizens shall have an opportunity to provide information about the property or district's eligibility for designation. The Council may approve, disapprove or continue the application to request additional information necessary to make a decision to approve or deny. 3 6. If an application is denied, the HPC or City Council may not file a reapplication for designation on the Aspen Inventory of Historic Landmark, Sites and Structures for five (5) years from the date of the City Council disapproval. 26.415.040 Recordation of Designation Upon the effective date of an ordinance by City Council designating a property on the Aspen Inventory of Historic Landmark Sites and Structures, the City Clerk shall record with the real estate records of the Clerk and Recorder of Pitkin County, Colorado, a certified copy of the ordinance including a legal description of the property. The location of properties designated by ordinance also shall be indicated on the official maps of the City that are maintained by the Community Development Department. 26.415.050 Rescinding Designation A. Application and Review. An application for the removal of a property from the Aspen Inventory of Historic Landmark Sites and Structures shall follow the same submission requirements and review procedures as for designation described in this Chapter except that with respect to Section 26.415.030(C)(4) an explanation shall be provided describing why the property no longer meets the criteria for designation . The HPC and City Council shall determine if sufficient evidence exists that the property no longer meets the criteria for designation and, if so, shall remove the property from the Inventory. B. Reapplication. If a request for rescinding designation is denied, an application cannot be filed again for a period of two years from the date of the denial by the City Council. The time limitation of this subsection may be waived by a majority vote of the City Council when such action is deemed necessary to prevent injustice or to facilitate the proper development of the City of Aspen." 4. INTEGRITY ASSESSMENT- 19 TH CENTURY MINER'S COTTAGE Integrity is the ability of a property to convey its signijicance. â€¢ LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 5- The structure is in its original location. 4- The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 3- The structure has been moved to another site, still within the historic Aspen townsite. 0- The structure has been moved to a location which is dissimilar to the original site. TOTAL POINTS (maximum of 5) = â€¢ DESIGN Design is the combination of elements that create the form, plan, space, structure, and style of a property. BUILDING FORM 10- The original plan form, based on Sanborne rriaps or other authenticating documentation, is unaltered and there are no recent additions. 8- The structure has been expanded but the original plan form is intact and the addition(s) would meet the design guidelines. 6- The plan form has been more altered, but the addition would meet the design guidelines. 4- The structure has been expanded in a less desirable manner, but if the addition were removed, at least 50% of the building's original walls would remain. 2- The structure has been expanded and the addition overwhelms the original structure , destroying more than 50% of the building's original walls. 0- Two historic structures have been linked together and the original character of the individual structures is significantly affected. ROOF FORM 10- The original roo f form and the original porch roof are unaltered. 8- The original main roof is intact but the porch roof has been altered. 6- Dormers have been added to the structure or additions have been made that alter the roof form, but the changes would meet the design guidelines. 2- Alterations to the roof have been made in a less sensitive manner, not in conformance with the design guidelines. 0- Less than 50% of the original roof form remains. 1 tur,(.1 fl, i ft SCALE 5- The original one story scale of the building, and its character as a small cottage is intact. 4- The building has been expanded, but the ability to perceive the original size of the 3 or 4 room home, is preserved. 3- The building has been expanded and the scale ofthe original portion is discernible. 0- The scale o f the building has been dramatically affected by a large addition, whose features do not reflect the proportions of the historic structure. FRONT PORCH 10- The front porch is not enclosed and original decorative woodwork remains, or if there was no porch historically, none has been added. 8- The front porch is enclosed but maintains an open character and some original materials. 6- The front porch is not original, but has been built in an accurate manner, per the design guidelines. 2- The front porch has been enclosed and most original materials are gone. 0- The original front porch is completely gone or replaced with a porch which would not meet the design guidelines. DOORS AND WINDOWS 10- The typical door and window pattern on the original house is intact- two doors off the front porch, large double hung windows in gable ends, and tall, narrow double hung windows placed "sparsely" on building walls. 8- Less than 50% of the door and window openings on the original building are new and the original door and window openings are intact. 2- More than 50% of thedoorand window openings on the original building are new and/or some of the original opening sizes have been altered. 0- Most or all of the original door and window openings have been altered. SIMPLICITY OF DESIGN 5- The overall sense of "modesty" in design and detailing on the original structure is intact. 0- New, non-historic trim and other decoration have been added to the building and have altered its character. TOTAL POINTS (maximum of 50) = â€¢ SETTING Setting is the physical environment of a historic property. 2 PROXIMITY TO SIMILAR STRUCTURES 5- The structure is one of a set (at least three) of buildings from the same period in the immediate area. 3- The building is part of a neighborhood that has numerous remaining buildings from the same period. 0- The building is an isolated example from the period. HISTORIC LANDSCAPE FEATURES 5- A number of elements of the original landscape are in place, including, historic fences, walkways, plant materials and trees, and ditches. 3- Few or no elements of the original landscape are present, but the current landscape supports the historic character of the home. 0- The current landscape significantly obscures views of the structure. TOTAL POINTS (maximum of 10) = â€¢ MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or col#iguration to form a historic property. EXTERIOR WOODWORK 10- Most of the original woodwork, including clapboard siding, decorative shingles in gable ends, trim, fascia boards, etc. remain. 6- Original siding has been replaced, but trim and other elements remain. 6- Original siding is intact but trim or other elements have been replaced. 0- All exterior materials have been removed and replaced. DOORS AND WINDOWS 10- All or most of the original door and window units are intact. 8- Some window and door units have been replaced, but with generally accurate reconstructions of the originals. 6- Most of the original windows have been replaced, but with generally accurate reconstructions of the originals. 0- Windows and/or doors units have been replaced with inappropriate patterns or styles. TOTAL POINTS (maximum of 20) = â€¢ WORKMANSHIP Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. DETAILING AND ORNAMENTATION 5- The original detailing is intact. 3 3 - Detailing is discernible such that it contributes to an understanding of its stylistic category. 0- New detailing has been added that confuses the character of the original structure. 0- The original detailing is gone. FINISHES 5- All exterior woodwork is painted and masonry unpainted. 4- All exterior woodwork is painted and masonry is painted. 3 - Wood surfaces are stained or modem in appearance but masonry is unpainted. 2- Wood surfaces are stained or modern in appearance and the masonry is painted. TOTAL POINTS (maximum of 10) = â€¢ ASSOCIATION Association is the direct link between an important historic event or person and a historic property. 5- The property would be generally recognizable to a person who lived in Aspen in the 19th century. TOTAL POINTS (maximum of 5) = â€¢ BONUS POINTS UNIQUE EXAMPLE 5-The design of the building is unique or one of a small group among the miner's cottages. (i.e.It has Italianate or Second Empire detailing.) OUTBUILDINGS 5-There are outbuildings on the property that were built during the same period as the house. MASONRY 5-Original brick chimneys and/or a stone foundation remains. PATINA/CHARACTER 5-The materials have been allowed to acquire the character of age and are obviously weathered. MAXIMUM NUMBER OF POINTS= 100 (and up to 20 bonus points) MINIMUM THRESHOLD FOR DESIGNATION= 50 POINTS Note: Each area of the integrity analysis includes a description of the circumstances that might be found and a point assignment. However the reviewer may choose another number within the point range to more accurately reflect the specific property. 4 INTEGRITY ASSESSMENT- 19TH CENTURY HIGH STYLE RESIDENCE Integrity is the ability of a property to convey its signijicance. â€¢ LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. J 5- The structure is in its original location. 4- The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 3 - The structure has been moved to another site, still within the historic Aspen townsite. 0- The structure has been moved to a location which is dissimilar to the original site. TOTAL POINTS (maximum of 5) = â€¢ DESIGN Design is the combination of elements that create the form, plan, space, structure, and style of a property. BUILDING FORM 10- The original plan form, based on Sanborne maps or other authenticating documentation, is unaltered and there are no recent additions. 8- The structure has been expanded but the original plan form is intact and the addition(s) would meet the design guidelines. 6- The plan form has been more altered, but the addition would meet the design guidelines. 4- The structure has been expanded in a less desirable manner, but if the addition were removed, at least 50% of the building's original walls would remain. 2- The structure has been expanded and the addition overwhelms the original structure and has destroyed more than 50% of the building's original walls. 0- Two historic structures have been linked together and the original character of the individual structures is significantly affected. ROOF FORM 10- The original roof form and the original porch roof are unaltered. 8- The original main roof is intact, but the porch roof has been altered. 6- Dormers have been added to the structure or additions have been made that alter roof form, but the changes would meet the design guidelines. 1 2- Alterations to the roof have been made in a less sensitive manner, not in conformance with the design guidelines. 0- Less than 50% o f the original roof form remains. SCALE 5- The original scale and proportions of the building are intact. 4- The building has been expanded, but the overall impression of it as a l 1/2 or 2 story structure, with a relatively small footprint, is retained. 3- The building has been expanded and the scale of the original portion is discernible. 0- The scale o f the building has been negatively affected by a large addition, whose features do not reflect the scale or proportions of the historic structure. FRONT PORCH 10- The front porch is not enclosed and original decorative woodwork remains, or if there was no porch historically, none has been added. 8- The front porch is enclosed but maintains an open character and some original materials. 6- The front porch is not original, but has been built in an accurate manner, per the design guidelines. 2- Front porch has been enclosed and most original materials are gone. 0- The original front porch is completely gone or replaced with a porch which would not meet the design guidelines. DOORS AND WINDOWS 10- The original door and window pattern is intact. 8- Less than 50% of the doors and windows are new and the original openings are intact. 2- More than 50% of the doors or windows have been added and/or some of the original opening sizes have been altered. 0- Most of the original door and window openings have been altered. COMPLEXITY OF DESIGN 5- The overall sense o f "elegance" in design and detailing is intact. 0- Detailing has been removed and the building has a "plain" appearance. TOTAL POINTS (maximum of 50)= â€¢ SETTING Setting is the physical environment Of a historic property. PROXIMITY TO SIMILAR STRUCTURES 5- The structure is one of a set (at least three) of buildings from the same period in the immediate area. 2 3- The building is part of a neighborhood that has numerous remaining buildings from the same period. 0- The building is an isolated example from the period. HISTORIC LANDSCAPE FEATURES 5- A number of elements of the original landscape are in place, including, historic fences, walkways, plant materials and trees, and ditches. 3- Few or no elements of the original landscape are present, but the current landscape supports the historic character o f the home. 0- The current landscape significantly obscures views of the structure. TOTAL POINTS (maximum of 10) = â€¢ MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or conjiguration to form a historic property. EXTERIOR WOODWORK 5- Most of the original woodwork, including siding, decorative shingles, trim, fascia boards, etc. remain. 4- Original siding has been replaced, but trim and other elements remain. 4- Original siding is intact but trim or other elements have been replaced. 0- All exterior materials have been removed and replaced. Note that this factor alone may eliminate a building from consideration, unless the original form of the building is very intact. DOORS AND WINDOWS 5- All or most o f the original door and window units are intact. 4- Some window and door units have been- replaced but with generally accurate reconstructions of the originals. 3- Most of the original windows have been replaced and/or new windows have been added. 0- Windows and/or doors units have been replaced with inappropriate patterns or styles. MASONRY 5- Original brick chimney and/or stone foundation remains. 0- . Original brick chimney and/or stone foundation are gone. TOTAL POINTS (maximum of 15) = â€¢ WORKMANSHIP Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. 3 DETAILING AND ORNAMENTATION 10- The original detailing is intact. 8- Detailing is discernable such that it contributes to an understanding of its stylistic category. 0- New detailing has been added that confuses the character of the original house or the original detailing is gone. FINISHES 5- All exterior woodwork is painted and masonry unpainted. 4- All exterior woodwork is painted and masonry is painted. 3- Wood surfaces are stained or modern in appearance but masonry is unpainted. 2- Wood surfaces are stained or modern in appearance and the masonry is painted. TOTAL POINTS (maximum of 15) = â€¢ ASSOCIATION Association is the direct link between an important historic event or person and a historic property. 5- The property would be generally recognizable to a person who lived in Aspen in the 19th century. TOTAL POINTS (maximum of 5) = â€¢ BONUS POINTS UNIQUE EXAMPLE 5- The style of the building is unique or one of a small group among*the 19th century high style homes left in Abpen. (i.e. It is Second Empire, Dutch Revival, or another unusual style.) OUTBUILDINGS 5-There are outbuildings on the property that were built during the same period as the house. PATINA/CHARACTER 5- The materials have been allowed to acquire the character of age and are obviously weathered. 4 MAXIMUM NUMBER OF POINTS= 100 (and up to 15 bonus points) MINIMUM THRESHOLD FOR DESIGNATION= 50 POINTS Note: Each area of the integrity analysis includes a description of the circumstances that might be found and a point assignment. However the reviewer may choose another number within the point range to more accurately reflect the specific property. 5 INTEGRITY ASSESSMENT- 19 TH CENTURY COMMERCIAL Integrity is the ability of aproperty to convey its significance. â€¢ LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 10- The structure is in its original location. 8- The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 5 - The structure has been moved to another site, still within the historic Aspen townsite. 0- The structure has been moved to a location which is dissimilar to the original site. TOTAL POINTS (maximum of 10) = â€¢ DESIGN Design is the combination of elements that create the form, plan, space, structure, and style of a property. BUILDING FORM 10- The original plan form, based on Sanborne maps or other authenticating documentation, is unaltered and there are no recent additions. 8- The structure has been expanded in plan, but the original form is easy to perceive and the addition(s) would meet the current design guidelines. 6- The structure has been expanded in a less desirable manner, but the character of the form of the building from the streetview has been preserved. 0- The structure has been expanded to the detriment of the streetscape elevation. ROOF FORM/CORNICE LINE 10- The original roof form and decorative cornice are unaltered. There is no rooftop addition. 8- The roof form has been altered by a rooftop addition, but the addition would meet the design guidelines. 2- The rooftop addition conflicts with the characteristic roof form of the building. SCALE 5- The original scale and proportions ofthe building are intact. 0- The scale of the building has been negatively affected by a large addition, 1 whose features do not reflect the scale or proportions of the historic structure. STOREFRONT 10- The original storefront and associated features (recessed entry, kickplates, transom windows, etc.) remains. 5- The storefront has been altered, but some original materials remain. 0- The original storefront is completely gone. DOORS AND WINDOWS 10- The original door and window pattern is intact. 8- Less than 50% of the doors and windows are new and the original openings are intact. 4- More than 50% of the doors or windows have been added and/or some of the original opening sizes have been altered. 0- klost of the originaldoor and window openings have been altered. TOTAL POINTS (maximum of 45)= â€¢ SETTING Setting is the physical environment Of a historic property. PROXIMITY TO SIMILAR STRUCTURES 5- The structure is one of a set (at least three) of buildings from the same period in the immediate area. 3- The building is part of a neighborhood that has numerous remaining buildings from the same period. 0- The building is an isolated example from the period. PATTERNS AMONG SURROUNDING BUILDINGS 5- The building contributes to creates a continuous pattern of elements with adjacent buildings by aligning windows, cornicelines, etc. TOTAL POINTS (maximum of 10) = â€¢ MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. EXTERIOR SURFACES 10- The original primary wall materials remain and are in good condition. 5- The original primary wall materials, if the building is masonry, have been sandblasted or are in very poor condition. 0- Less than 50% of the original primary wall materials remain. 2 EXTERIOR WOODWORK 5- Most of the original woodwork, including siding, trim, fascia boards, etc. remain. 4- Original siding has been replaced, but trim and other elements remain. 3- Original siding is intact but trim or other elements have been replaced. 0- All exterior woodwork has been removed and replaced. Note that, if wood was the primary exterior material, this factor alone may eliminate a building from consideration, unless the original form of the building is very intact. DOORS AND WINDOWS 5- All or most of the original door and window units are intact. 4- Some window and door units have been replaced but with generally accurate reconstructions of the originals. 3- Most of the original windows have been replaced and/or new windows have been added. 0- Windows and/or doors units have been replaced with inappropriate patterns or styles. TOTAL POINTS (maximum of 20) = â€¢ WORKMANSHIP Workmanship is the physical evidence of the crafts Of a particular culture or people during any given period in history or prehistory. DETAILING AND ORNAMENTATION 5- Original detailing is intact. 3- Detailing is discernable such that it contributes to the understanding of its stylistic category. 0- New detailing has been added that confuse the character o f the original building. FINISHES 5- All exterior woodwork is painted and masonry unpainted. 4- All exterior woodwork is painted and masonry is painted. 3- Wood surfaces are stained or modern in appearance but masonry is unpainted. 3- Masonry is painted. TOTAL POINTS (maximum of 10) = â€¢ ASSOCIATION Association is the direct link between an important historic event or person and a historic property. 3 5- The property would be generally recognizable to a person who lived in Aspen in the 19th century. TOTAL POINTS (maximum of 5) = â€¢ BONUS POINTS UNIQUE EXAMPLE 5- The design of the building is unique or one of a small group among the 19* century commercial buildings (i.e.It is false front or has Italianate or Second Empire detailing.) PATINA/CHARACTER 5- The materials have been allowed to acquire the character of age and are obviously weathered. MAXIMUM NUMBER OF POINTS= 100 (and up to 10 bonus points) MINIMUM THRESHOLD FOR DESIGNATION= 50 POINTS Note: Each area of the integrity analysis includes a description of the circumstances that might be found and a point assignment. However the reviewer may choose another number within the point range to more accurately reflect the specific property. 4 INTEGRITY ASSESSMENT- CHALET Integrity is the ability of a property to convey its signijicance. â€¢ LOCATION Location is the place where the historic property Was constructed or the place where the historic event occurred. 5 - The structure is in its original location. 3 - The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 0 -The structure has been moved to a location that is -dissimilar to its original site. TOTAL POINTS (maximum of 5) â€¢ DESIGN Design is the combination ofelements that create the form, plan, space, structure, and style of a property. BUILDING FORM 10 - The original plan form, based on authenticating documentation, is still intact. 6 - The plan form has been altered, but the addition would meet the design guidelines. 0 - Alterations and/or additions to the building are such that the original form of the structure is obscured. ROOF FORM 10 -The original roo f form is unaltered. 6 - Additions have been made that alter roof form that would meet the current design guidelines. 0 -Alterations to the roof have been made that obscure its original form. SCALE 5 - The original scale and proportions of the building are intact. 3 - The building has been expanded but the scale of the original portion is intact and the addition would meet the design guidelines. 0 - The scale o f the building has been negatively affected by additions or alterations. EXTERIOR BALCONIES AND WALKWAYS 5- The exterior balconies, walkways and their decorative form are intact. 3- The exterior balconies and walkways have been enclosed but maintain an open character and some original materials. 1- The exterior balconies and walkways have been enclosed or most original materials are gone. 0- Original exterior balconies and walkways are gone. .DOORS AND WINDOWS 10- The original door and window pattern are intact. 8- Some of the doors and windows are new but the original openings are intact. 4- More than 50% o f the doors or windows have been added and/or the original opening sizes have been altered. 0- Â·klost of the original door and window openings have been altered. CHARACTER-DEFINING FEATURES 3 - The form and features that define the Chalet style are intact. 3- There are minor alterations to the form and features that define the Chalet style. 1- There have been major alterations to the form and features that define the Chalet style. TOTAL POINTS (maximum of 45) = â€¢ SETTING Setting is the physical environment of a historic property. 5- The physical surroundings are similar to that found when the structure was originally constructed. 3-There are minor modifications to the physical surroundings. 0- The physical surroundings detract from the historic character of the building. TOTAL POINTS (maximum of 5) = â€¢ MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. EXTERIOR SURFACES 15- The original combination of exterior wall materials and the decorative trim materials are intact 10- There have been minor changes to the original combination of exterior wall materials and the decorative trim materials, but the changes have been made in a manner that conforms with the design guidelines. 5- There have been major changes to the original combination of exterior wall materials and the decorative trim materials. 0- All exterior materials have been removed or replaced. Note that this factor alone may eliminate a building from consideration, unless the original form of the building is very intact. DOORS AND WINDOWS 10-All or most o f the original doors and windows units are intact. 5- Some of the original door and window units have been replaced but the new units would meet the design guidelines. 0- Most of the original door and window units have been replaced with units that would not meet design guidelines. TOTAL POINTS (maximum of 25) = â€¢ WORKMANSHIP Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. DETAILING AND ORNAMENTATION 15- Original detailing and ornamentation is intact 10- There have been some alterations or loss of the original detailing and alteration. 5-Some detailing is discernible such that it contributes to its understanding its stylistic category FINISHES & COLOR SCHEME 5- The finishes and color scheme that define the Chalet style are intact 3- There have been minor alterations to the finishes and color scheme that define the Chalet style. 2- There have been substantial alterations to the finishes and color scheme that define the Chalet style. TOTAL POINTS (maximum of 20) MAXIMUM NUMBER OF POINTS= 100 MINIMUM THRESHOLD FOR DESIGNATION= 75 POINTS Note: Each area of the integrity analysis includes a description of the circumstances that might be found and a point assignment. However the reviewer may choose another number within the point range to more accurately reflect the specific property. INTEGRITY ASSESSMENT- MODERN (WRIGHTIAN & INTERNATIONAL) Integrity is the ability ofaproperty to convey its signijicance. â€¢ LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. 5 - The structure is in its original location. 3 - The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 0 -The structure has been moved to a location that is dissimilar to its original site. TOTAL POINTS (maximum of 5) â€¢ DESIGN Design is the combination of elements that create the form, plan, space, structure, and style of a property. BUILDING FORM 10 - The original plan form, based on authenticating documentation, is still intact. 6 - The plan form has been altered, but the addition would meet the design guidelines. 0 - Alterations and/or additions to the building are such that the original form of the structure is obscured. ROOF FORM 10 -The original roof form is unaltered. 6 - Additions have been made that alter roof form that would meet the current design guidelines. 0 -Alterations to the roof have been made that obscure its original form. SCALE 5 - The original scale and proportions of the building are intact. 3 - The building has been expanded but the scale of the original portion is intact and the addition would meet the design guidelines. 0 - The scale o f the building has been negatively affected by additions or alterations. SOLID/VOID PATTERN 10 - The original pattern of glazing and exterior materials is intact. 6 - The original pattern of glazing and exterior materials has been altered but in a manner that would meet the design guidelines. 0- The original pattern of glazing and exterior materials is altered. CHARACTER-DEFINING FEATURES 10 - The horizontal or geometric form, minimalist detailing and features that relate the building to its environment are intact . 6 - There are minor alterations to the horizontal or geometric form, minimalist detailing and features that relate the building to its environment. 0 - There have been major alterations to the horizontal or geometric form, minimalist detailing and features that relate the building to its environInent. TOTAL POINTS (maximum of 45) = â€¢ SETTING Setting is the physical environment of a historic property. 5- The physical surroundings are similar to that found when the structure was originally constructed. 3-There are minor modifications to the physical surroundings but the changes conform to the design guidelines. 0- The physical surroundings detract from the historic character of the building. TOTAL POINTS (maximum of 5) = â€¢ MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or conjiguration to form a historic property. EXTERIOR SURFACES 15- The original combination of exterior wall materials and glazing are intact. 10-There have been minor alterations to the original exterior wall materials and glazing made in a manner that conform to the design guidelines. 5- There have been major changes to the original combination of exterior wall materials and glazing. 0- All exterior wall materials and glazing has been replaced. DOORS AND WINDOWS 10- All or most of the original door and window units are intact. 5 - Some of the original door and window units have been replaced but the new units would meet the design guidelines. 0 - Most of the original door and window units have been replaced with units that would not meet design guidelines. TOTAL POINTS (maximum of 25) = â€¢ WORKMANSHIP Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. COMPOSITION 15 - The structural composition that distinguishes the stylistic category of Modemism is intact. 10- There have been some alterations to the structural composition that would meet the design guidelines 0 - There have been some alterations to the structural composition that would not meet the design guidelines FINISHES & COLOR SCHEME 5 - The neutral or monochromatic color scheme and finishes that define the stylistic category of Modernism is intact. 3 - There have been minor alterations to the neutral or monochromatic color scheme and finishes that define the stylistic category of Modernism. 0- There have been significant alterations to the neutral or monochromatic color scheme and finishes that define the stylistic category of Modernism. TOTAL POINTS (maximum of 20) MAXIMUM NUMBER OF POINTS= 100 MINIMUM THRESHOLD FOR DESIGNATION= 75 POINTS Note: Each area of the integrity analysis includes a description of the circumstances that might be found and a point assignment. However the reviewer may choose another number within the point range to more accurately reflect the specific property. WORKSHEET Yes No Can the property be documented to be associated with an important event, pattern of events, or a historic trend in Aspen's, Colorado's, or the Nation's development? (See the relevant context papers for further information. The Development of the Tourism Industry and Vacation homes in Aspen O 0 The Development of the Ski Industry in Aspen O 0 Master Architects in Aspen O 0 Briefly comment on the way in which the property is associated with the theme: Does the property have a strong association with the life of any of the following people who have made contributions to National, State, Regional or Local history? Aspen Hall of Fame Members, including: Herbert Bayer Elizabeth and Walter Paepcke Friedl Pfeifer Andre Roch Ted Ryan Fritz Benedict DRC Brown Tom Sardy Frank Willoughby Courtlandt Barnes Dick Durrance Fred Iselin Marge and Henry Stein Fred Braun Rose and Edgar Stanton John Herron ELLI IL r \70 0000000000000000 0000000000000000 Paul H. Nitze Eve Homeyer Peggy and Red Rowland Mortimer Adler Billy Fiske TJ Flynn Jeanne and Wilton Jaffee Hildur Anderson Franz Berko Svea and Lawrence Elisha Mona Frost Ruth Humphreys Brown Betty Pfister Nancy and Bob Oden Ruth Whyte Claire Sandersen Jack dePagter Steve Knowlton Marian and Ralph Melville Joy and Sam Caudill Whip Jones John and Frank Dolinsek Bil Dunaway Tage Pedersen Harold Whitcomb Isabel and Stuart Mace Alberta and Jim Moore Klaus Obermeyer Gretl Uhl John McBride 2001 Inductee Any 1 08 Mountain division members Aspenites in the Colorado Ski Hall of Fame, including: Bob Beattie Fredric "Fritz" Benedict Darcey Brown Adolph Coors III Dick Durrance William Hodges, Jr. Fred Iselin Steve Knowlton Bill Marolt Bob Maynard Andy Mill 0000000000000000000000000000000 0 00000000000 0000000000000000000000000000000 0 00000000000 Klaus Obermeyer Walter Paepcke Freidl Pfeifer Harold "Red" Rowland Ted Ryan Gale "Spider" Spence Frank Willoughby Briefly comment on the association between the person and the property: Does the property clearly have the distinctive physical characteristics of a building form or type, architectural style, engineering technique or example of artistic values that may be said to have shaped the identity of Aspen? A lodge An institutional building A ski mountain building Log construction Log Kit construction Rustic Style Wrightian Style International Style Chalet style Commercial-Themed Architecture Campus planning The work of a recognized designer Briefly comment on what the physical characteristics are: Does the property have some superlative quality, such as being the "first, " 6, last," or "only," example? 0 0 Briefly comment on what that quality is: 0 moo 000 000000000000 0000000 000000000000 APPLICATION Frost Property Historic Landmark Lot Split and Conditional Review 21 October 2002 Applicant: Camilla Auger The Frost Property LLC 709 North Spruce Street Aspen, CO 81611 Location: 216 E. Hallam Street Aspen, Colorado 81611 Zone District: R-6 An application for an historic landmark lot split and Conditional Review, including on-site relocation, jloor area bonus, and dimensional variances. Represented by: Stan Clauson Associates, LLC 200 E. Main Street Aspen, CO 81611 970-925-2323 STAN CLAUSON ASSOCIATES, LLC Planning â€¢ Urban Design Landscape Architecture Transportation Studies Project Management 200 EAST MAIN STREET ASPEN, COLORADO 81611 21 October 2002 TELEPHONE: 970.925.2323 FAX: 970.920.1628 E-MAIL: clauson@scaplanning.com Ms. Amy Guthrie, Historic Preservation Officer WEB: www.scaplanning.com City of Aspen Community Development Department 130 S. Galena Street ~ Aspen, Colorado 81611 Re: Historic Landmark Lot Split and Conceptual Review for 216 E. Hallam, Aspen Dear Amy: On behalfofthe Camilla Auger, Managing Partner for the Frost Property, LLC, I am submitting this supplementary application requesting that the City ofAspen conduct the necessary reviews to provide an Historic Landmark Lot Split and HPC Conceptual Review, including on-site relocation, floor area bonus and variances, for the historic property known as the"Frost Property," located at 216 East Hallam Street in Aspen. This historic property, consisting of an existing historic house, is located in the R-6 residential zone on a 6,000 square foot lot that also contains a portion ofthe vacated alley with an area of approximately 638 square feet. The property is served by an access agreement with the City ofAspen to use Sheeley Blvd. to access the rear ofthe parcel for garages and parking. The front parcel containing the historic house was the subject ofan Historic Development application, which received final approval from the Historic Preservation Commission on 10 July 2002. That application provided for a duplex or single-family residential design on the property. Conditional Use approval for a duplex was subsequently denied by the Planning & Zoning Commission, leaving the property with HPC approval for a single family residence with an allowable floor are of4,740 square feet. The proposed lot split will redistribute the same amount of floor area into two single- family residences, each on their own fee simple parcel. As with our previous approval, we believe this redevelopment continues to represent an outstanding preservation activity qualifying for a 500 square foot floor area bonus. This application includes a specific request for the 500 square foot bonus, to be allocated approximately 60% to the historic resource property and 40% to the new construction property. At this conceptual stage of the application, the resulting floor areas for the structures would be 1,874 square feet for the resulting reconstruction ofthe historic resource and 1,794 square feet forthe new construction residence. PLANNING AND DE5IGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS City of Aspen Community Development Department 21 October 2002 Page 2 This historic landmark lot split is permitted under Section 26.45.110 ofthe City ofAspen Land Use Code, as amended by Ordinance 1, Series of2002. This provision provides an exemption from subdivision and growth management, allowing owners ofdesignated historic properties to create a second unit in addition to the historic building on their lot, through subdivision ofthe property. The lot split and resulting development oftwo single- family homes will provide the further advantage of separating the historic resource from the bulk and massing ofmuch ofthe new development. The rear parcel, by way of information, is a separate parcel that has been approved for development as a single-family residence, incorporating the historic barn found on that parcel. The overall property was previously the subject of a request placed before the Planning & Zoning Commission and City Council for access, and the addition and rezoning ofaportion of land to the rear parcel to R-6, consistent with the rest ofthe neighborhood. This request was approved by City Council on 8 July 2002. This request for a lot split on this 6,000 s.Â£ front parcel is consistent with historic preservation goals for the property. The property meets all the code requirements for a lot split, which can be granted without adverse effects to the neighborhood and will support the revitalization of an historical property that his been in disrepair for some time under its prior ownership. The historic landscape and forms will be preserved to the greatest extent possible, and the resulting structures will provide an appropriate streetscape transition from adjacent residential properties to the Red Brick Arts and Recreation Center. Attached are our responses to Sections 26.480.030 and 26.470.070, which show that our request is consistent with the applicable standards. With respect to the request for dimensional variances, it is understood that a newly created lot not containing an historic resource is not eligible for dimensional variances. However, dimensional variances may be accorded to the lot containing the historic resource. Accordingly, the non-historic lot is not seeking any dimensional variances, and the proposed structure will be conforming in every respect. The lot containing the Frost House, however, will require a variance because the width ofthe existing historic house is 27 feet, which will not allow for the required setbacks of five feet on each side ofthe structure. Therefore, the dimensional variance requested is a reduction in the combined side yard setback from 10 feet to 3 feet, with a zero lot line setback internally and a 3-foot setback adjacent to Sheeley Blvd. City ofAspen Community Development Department 21 October 2002 Page 3 We look forward to an opportunity to present our application for an historic landmark lot split on the front parcel to the Historic Preservation Commission and City Council, and remain ready to answer any questions that you may have regarding the application. Very truly yours, Stan Clauson, AICP, ASLA STAN CLAUSON ASSOCIATES, LLC Attachments 1-9: 1. Land Use Application Form 2. Applicant's name and address, and letter ofauthorization for representation 3. Response to Land Use Code Standards 4. Vicinity Map 5. Disclosure of Ownership 6. Architectural Drawings 7. Survey 8. Red Brick School Plat Enclosures: 1. 20 copies of application, 15 full size copies of drawings in Items 7 and 8. 2. Deposit for review ofthe application in the amount of $1,205. Previously provided: 1. Signed fee agreement CC: Camilla Auger, Managing Partner, The Frost Property, LLC LAND USE APPLICATION PROJECT: Name: Frost Property Location: 216 E. Hallam Street; Lots H and I (also known as Lots N and O), and a portion of vacated alley, Block 71 (Indicate street address, lot & block number, legal description where appropriate) APPLICANT: 1 #t Name: Camilla Auger, Managing Partner 1 Address: Frost Property, LLC, 709 North Spruce Street, Aspen, CO 81611 Phone #: 970 544-0745 REPRESENTATIVE: Name: Stan Clauson Associates, LLC Address: 200 E. Main Street, Aspen, CO 81611 Phone #: 970 925-2323 il E OF APPLICATION: (please check all that apply): Conditional Use U Conceptual PUD Â® Conceptual Historic Devt. Special Review U Final PUD (& PUD Amendment) Â£ Final Historic Development Design Review Appeal El Conceptual SPA U Minor Historic Devt. Q S Allotinent U Final SPA (& SPA Amendment) Â£ Historic Demolition MQS Exemption C] Subdivision U Historic Designation ESA - 8040 Greenline, Stream U Subdivision Exemption (includes Â£ Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane Lot Split U Temporary Use U Other: Lot Line Adjustment U Text/Map Amendment STING CONDmONS: (description ofexisting buildings, uses, previous approvals, etc.) Parcel ofland having a lot area of 6,000 s.f, containing anunoccupied 1,355 s.Â£ historic residence. ROPOSAL: wescription ofproposed buildings, uses, modifications, etc.) Provide Historic Landmark Lot Split, side yard dimensional variances, relocation, and floor area bonus to create two 3,000 s.Â£ parcels, and permit redevelopment ofthe historic house and construction of an additional residence. ave you attached the following? FEES DUE: $ 1.205.00 9ll4pplication Conference Summary ~~, - to Attachment #2, Dimensional Requirements Form it #1, Signed Fee Agreement N Response to Attachment #3, Minimum Submission Contents Â® Response to Attachment #4, Specific Submission Contents |El Resnonse to Attachment #5. Review Standards for Your Annlication 1,1-1 ATTACHMENT lA DIMENSIONAL REQUIREMENTS FORM Project: Frost Property Historic Landmark Lot Split-West Parcel Applicant: Camilla Auger Location: 216 East Hallam Street Zone District: R6 Lot Size: 30'x100', plus a portion ofvacated alley, approximately 320 s.Â£ Lot Area: 3,000SF (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 ofLot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number ofresidential units: Existing: 1 Proposed: 1- Number ofbedrooms: Existing: 3 Proposed 3 Proposed % ofdemolition (Historic properties only): 2% Gxisting Carport) DIMENSIONS: ( WITH +/-254 SF BONUS) -Floor Area: Existing: 1355 SP Allowable: 1.674 SF Proposed.1874 SF Principal bldg. height: Existing: 20' Allowable: 25' Proposed: 1T Access.bldg. height. Existing: NIA Allowable: 21'.12' Proposed: NA On-Site parking: Existing: 2 Required: 2 Proposed: 1 % Site coverage: Existing.- 23% Required.- N/A Proposed: N/A_ % Open Space: Existing: NIA Required. N/A Proposed: N/A Front Setback: Existing: 18' Required: 10'm~mum Proposed: 18' Rear Setback: Existing: 21' Required: 10'minimum Proposed: 13' Combined F/R: Existing: 39' Required: 30' Proposed: 31' East Side Setback: Existing: -3' Required: 5' min~num Proposed: 0' West Side Setback: Existing 7' Required: 5' minimum Proposed: 1' Combined Sides: Existing: N/A Required: 10' Proposed: 1' Existing non-conformities or encroachments:_ Existing historic house is 29 fbet in width and encroaches 3 feet on the proposed westerly parcel the encroachment would be corrected bv relocating the historic house. Variations requested: _Combined side vard setback. East and West side setbacks ATTACHMENT 1 B DIMENSIONAL REQUIREMENTS FORM Project: Frost Property Historic Landmark Lot Split-East Parcel Applicant: Camilla Auger Location: 216 East Hallam Street Zone District: R6 Lot Size: 30'x100', plus a portion ofvacated alley, approximately 320 s.f. Lot Area: 3,000SF (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number ofresidential units: Existing: 0 Droposed: 1 Number ofbedrooms: Existing: 0 Proposed: 3 Proposed % of demolition (Historic properties only): None DIMENSIONS: ( wrni +/-174 SF BONUS) Floor Area: Existing: 0 Allowable: 1.620 SF Proposed: 1 J94 SF Principal bldg. height: Existing: 0' Allowable: 25' Proposed: 14' Access. bldg. height: Existing: NIA Allowable: 21'.12' Proposed: N/A_ On-Site parking: Existing: 0 Required: 2 Proposed: 1- % Site coverage: Existing: N/A Required: N/A Proposed: N/A_ % Open Space: Existing: N/A Required: N/A Proposed: N/A Front Setback: Existing: N/A Required: 10'minimum Proposed.- 30' Rear Setback: Existing: N/A Required: 10'minimum Proposed. 16' Combined ER: Existing: N/A Required: 30' Proposed: 46' East Side Setback: Existing.- N/A Required: 5' min\mum Proposed: 5'_ West Side Setback: Existing: N/A Required: 5' minimum Proposed: 5' _ Combined Sides: Existing: N/A Required: 10' Proposed: 10' Existing non-conformities or encroachments: Existing historic house encroaches 3 feet on the proposed westerly parcel. the encroachment would be corrected bv relocating the_ historic house. Variations requested: _None - 19 Apri12002 Joyce Ohlson City OfAspen Community Development Department Aspen, Co 81611 To Whom itMay Concern: This letter is to certify tbat I, Camilla Auger, Managing Partner of tile FROST PROPERTY LLC, 709 North Spruce Street, Aspen, Co, authorize Stan Clauson .Associates to represent us in the healing process for rezoning, alley vacation, and utilization of Sheeley Blvd. for access, for the Frost Property, 216 E. Hallam Street Aspen, Colorado. Their contact information is as follows: Stan Clauson Associates, LLC 200 E. Main Street Aspen, Co 81611 (970)925-2323. (970)920-1628 Fax Very Truly Yours, Camilla Auger Managing Partner - FROST PROPERTY LLC Attachment 3 Land Use Code Standards Report Offered below are responses to relevant review standards as identified in the City Of Aspen Land Use Code: 1. Responses relating to Historic Landmark Lot Split 26.480.030(A)(2) Lot Split. The split of a lot for the purpose ofdevelopment ofone single-family on a lot formed by a lot split granted subsequent to November 14, 1977, where all ofthe 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. Response: This land is located within the Aspen Historic Townsite and is not part of a subdivided parcel, therefore this condition is met. b. No more than two (2) sites are created by the lot split, both lots conform to the requirements ofthe 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: No more than two sites will be created by the lot split. The lot split is exempt from the provisions of qffordable housing as an incentive for this type of preservation activity. c. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions ofthis Chapter or a "lot split" exemption pursuant to Section 26.470.040(C)(1)(a). Response: No previous subdivision exemption or lot split exemption has been applied to this property. d. A subdivision plat which meets the terms ofthis 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 46.470. Response: The required subdivision plat with the restrictions stated above will be prepared for review andfilingfollowing approval of this application. e. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County Clerk and Recorder. Failure on the part ofthe applicant to record the plat within one hundred eighty (180) days following approval by the City Land Use Code Standards Report Page 2 Frost Property Historic Landmark Lot Split Council shall render the plat invalid and reconsideration ofthe plat by the City Council will be required for a showing of good cause. Response: The required documents will be preparedfor review and filing in a timely way relative to this requirement. Â£ 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 existing single-family dwelling is an historic resource and subject to a request for on-site relocation as part of this application. It is not intended to be demolished. g. Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed ofa duplex and a single-family home. Response: Only two (2) units are proposed for the parcels created by this Historic Landmark Lot Split. These will be two single-family homes. 26.480.030(A)(4) Historic Landmark Lot Split. The split of a lot that is listed on the Aspen Inventory ofHistoric Landmark Sites and Structures for the development of one new single-family dwelling. The Historic Landmark Lot Split shall meet the requirements of section 26.480.030(A)(2) and (4), section 26.470.070(C), and section 26.415.120(A) of this Code, and 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. Response: The original parcel is 6,000 square feet in size and is located in the R-6 zone district. b. The total FAR for both residences shall be established by the size ofthe 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 total floor areafor both residences will not exceed that of a single- family residence on a 6,000 square foot lot, plus the requested 500 square foot bonus requested of the HPC (an previously granted to this site and a similar design) for an outstanding preservation project. c. The proposed development meets all dimensional requirements ofthe underlying zone district. The variances provided in Section 26.415.120(B)(1)(a), 1 (b), and (c) are only permitted on the parcels that will contains a historic structure. Land Use Code Standards Report Page 3 Frost Property Historic Landmark Lot Split The FAR bonus will be applied to the maximum FAR. allowed on the original parcel. Response: The proposed development on the newly created parcel meets all the dimensional requirements of the underlying zone district. The parcel containing the historic structure will require side yard and combined side yard setback variances because of the width ofthe existing historic structure. No new non- conformities will be created. Afloor area bonus is being requested and would be divided between the two parcels. 26.740.070(C) Historic Landmark Lot Split The construction of each new single-family dwelling on a lot through pursuant to Section 26.480.030(E) [is exempt from the growth management competition and scoring provisions ofthis Title.]. This exemption shall not be deducted from the respective annual development allotments established pursuant to Section 26.470.050 or from the Aspen Metro Area development ceilings established pursuant to Section 26.470.030. Exemption review is by the Community Development Director. This exemption shall only apply ifthe standards of Section 26.470.070(13)(1) or (2), as applicable, are met. Response: This application meets the requirements for an Historic Landmark Lot Split and is therefore exempt from the growth management and scoring provisions of the land use code. It is further understood that this application is exemptfrom requirements relating to the provision of adrordable housing, as no additional floor area is added to the proposed development. 26.415.110 Benefits The City of Aspen is committed to providing support to property owners to assist their efforts to maintain, preserve and enhance their historic properties. Recognizing that these properties are valuable community assets is the basic premise underlying the provision of special procedures and programs for designated historic properties and districts. A complete list of benefits available to properties listed on the Aspen Inventory ofHistoric Landmark Sites and Structures may be found in Section 26.420. A. Historic Landmark Lot Split This provision provides an exemption from the Subdivision and Growth Management Quota System, pursuant to 26.480.030 and 26.470.070, allowing owners of designated historic properties to create a second unit in addition to the historic building on their lot through the subdivision ofthe property. 1. An application for a lot split ofa designated historic property may be filed by the owner by providing the standard information required in Section 26.304. 2. The procedure for the review of a historic lot split application is a two-step I ~ process including a public hearing before the HPC and the City Council. Notice for Land Use Code Standards Report Page 4 Frost Property Historic Landmark Lot Split these hearings includes publication, mailing and posting pursuant to Section 26.304.060 (E)(3) (a)(b) and (c). 3. Staff will review the submittal material and prepare a report with relevant information and a recommendation to continue, approve, approve with conditions or disprove and the reason for the recommendation. 4. The HPC may approve a resolution, recommending that City Council approve, approve with conditions or disapprove the application. 5. The City Council may, by ordinance, approve, approve with conditions or disapprove the application. Response: This application is submitted in accord with the provisions stated above. 2. Responses relating to Maior Redevelopment 16.415.01004 Certificate of Appropriatenessfor Major Development 1. The review and decision on the issuance of a Certificate of Appropriateness for Major Development shall begin with a determination by the Community Development Director that the proposed project constitutes a Major Development. A Major Development includes one or more ofthe following activities: a. The construction of a new structure within a historic district; and/or b. Alterations to more than three (3) elements of a building fagade including its windows, doors, roof planes or materials, exterior wall material, dormers, porches, exterior staircase, balcony or ornamental trim; and/or c. The expansion of a building increasing the floor area by more than two hundred and fifty (250) square feet; and/or d. Any new development that has not been determined to be Minor Development. 2. The procedures for the review of Major Development projects include a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. If a Major Development project involves additional City Land Use approvals, the Community Development Director may consolidate or modify the review process accordingly, pursuant to Section 26.304.060 (B). 3. Conceptual Development Plan Review a. An application for a Conceptual Development Plan shall include the following: 1. The general application information required in Section 26.304.030. 2. A site plan and survey showing property boundaries, the location and orientation of existing and proposed improvements and predominant site characteristics. 3. Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations. Land Use Code Standards Report Page 5 Frost Property Historic Landmark Lot Split 4. Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs. 5. Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations. 6. Verification that the proposal complies with Section 26.410, Residential Design Standards, or a written request for a variance from any standard that is not being met. b. The procedures for the review of Conceptual Development Plans for Major Development projects are as follows: 1.The Community Development Director shall review the application materials submitted for Conceptual or Final Development Plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060(E)(3)(a), (b), and (c). 2. Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report will be 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. 3. 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. c. The effect ofapproval ofa Conceptual Development Plan is as follows: 1. Approval of a Conceptual Development Plan shall not constitute final approval of a Major Development project or permission to proceed with the development. Such authorization shall only constitute authorization to proceed with the preparation of an application for a Final Development Plan. 2. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form ofthe envelope ofthe 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 Land Use Code Standards Report Page 6 Frost Property Historic Landmark Lot Split the Final Development Plan unless agreed to by the applicant. If the applicant chooses to makes substantial amendments to the Conceptual Design after it has been approved, a new Conceptual Development Plan hearing shall be required. 3. Unless otherwise specified in the Resolution granting Conceptual Development Plan approval, a development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. 4. Final Development Plan Review a. An application for a Final Development Plan shall include: 1. The general application information required in Section 26.304.030. 2. Final drawings of all proposed structures(s) and/or addition(s) included as part ofthe development at !4" = 1.0' scale. 3. An accurate representation of all major building materials to be used in the development, depicted through samples or photographs. 4. A statement, including narrative text or graphics, indicating how the Final Development Plan conforms to representations made or stipulations placed as a condition of the approval of the Conceptual Development Plan. b. The procedures for the review of Final Development Plans for Major Development projects are as follows: 1.The Community Development Director shall review the application materials submitted for Final Development Plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060(E)(3)(a), (b) and (C). 2. Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report will be 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 Land Use Code Standards Report Page 7 Frost Property Historic Landmark Lot Split hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. 3. 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. 4. A resolution of the HPC action will be forwarded to the City Council in accordance with Section 26.415.130 and no permit will be issued for construction ofthe project until the thirty (30) day "call up" period by City Council has expired. 5. Before an application for a building permit can be subnitted, a final set of plans reflecting any or all required changes by the HPC or City Council must be on file with the City. Any conditions of approval or outstanding issues which must be addressed in the field or at a later time shall be noted on the plans. Response: It is understood that the proposed construction relating to this application constitutes "Major Development" for an historic property. Material included with this application is intended to respond to the requirements for a Conceptual Development Plan. Following review and approval of a Conceptual Development Plan, a Final Development Plan will be submitted responding to any issues raised during Conceptual Development Plan review. 3. Responses relating to On-Site Relocation 26.415.090. Relocation of Designated Properties The intent of this 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 inake it significant. A. Application An application for relocation shall include: 1. The general application information required in Section 26.304.030. 2. A written description and/or graphic illustrations of the building, structure or object proposed for relocation. 3. A written explanation o f the type o f relocation requested (temporary, on-site or off-site) and justification for the need for relocation. Land Use Code Standards Report Page 8 Frost Property Historic Landmark Lot Split 4. A written report from a licensed engineer or architect regarding the soundness of the building, structure or object, its ability to withstand the physical move and its rehabilitation needs, once relocated. 5. A conceptual plan for the receiving site providing preliminary information on the property boundaries, existing improvements and site characteristics and the associated planned improvements. 6. If the applicant does not own the receiving site, proof from the site's property owner ofthe willingness to accept the relocated building, structure or object. 7. Evidence that the applicant has or is seeking the necessary approvals to place the building on the identified receiving site. If the site is outside of the City limits, verification that the building will be preserved on its new site through a formal action of the other jurisdiction or a preservation easement. 8. Evidence of the financial ability to undertake the safe relocation, preservation and repair of the building, structure or object; site preparation and construction of necessary infrastructure through the posting of bonds or other financial measures deemed appropriate. 9. Supplementary materials to provide an understanding of the larger context for the relocated property and its impact on adjacent properties, the neighborhood or streetscape. Response: This application includes a request for on-site relocation of the existing single- family historic house. Relocation will allow the house to be re-centered on one of the lots created by the Historic Landmark Lot Split and provide for the installation of a new basement that will stabilize the historic structure. The actual relocation will be minimal- approximately three (3) feet-and will not affect the relationship ofthe historic resource to its site. An engineering analysis will be provided as part of the Final Review submittal for the Historic Preservation Commission. Appropriate financial guarantees will be provided to ensure the satisfactory completion of the project. B. Procedures for the Review of Relocation Request 1. The Community Development Director shall review the application materials submitted for relocation approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. 2. Notice for the review of the Relocation Request shall include publication, posting and mailing pursuant to Sections 26.304.060 (E) (3) (a)(b) and (c). 3. If the relocation request is part of a Major Development project, the Community Development Director may consolidate or modify the review process accordingly pursuant to Section 26.304.060 (13). 4. Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the Standards for Relocation approval set forth below, the City of Aspen Historic Preservation Design Guidelines and other applicable Land Use Code Standards Report Page 9 Frost Property Historic Landmark Lot Split Land Use code sections. This report will be 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 report and the evidence presented at the hearing to determine ifthe standards for relocation have been met. 5. The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. 6. A resolution of the HPC action will be forwarded to the City Council in accordance with Section 26.415.120 and no relocation will occur until after the thirty (30) day "call up" period ofthe City Council has expired. Response: The on-site relocation portion of this application is submitted in accordance with the above-referenced procedures. 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 ofthe following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character ofthe 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 ofEconomic Hardship; gr 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 Response: The proposed on-site relocationfalls under standard 4 above, in that it will provide an acceptable preservation method and will not adversely ajfect the integrity of the historic district. There are no immediately adjacent designated properties that would be affected by the on-site relocation. Additionally. for approval to relocate all ofthe following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts ofrelocation; 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 o f the necessary financial security. Land Use Code Standards Report Page 10 Frost Property Historic Landmark Lot Split Response: This structure has already been approvedfor on-site relocation as part of an existing development approval. The proposed on-site relocation does not differ materially from the previous plan, andwouldprovide for the safe relocation, repair, and preservation of the building. Moreover, it wouldprovide astablefoundationforthe structure that would ensure its long-term viability. D. Procedures for Considering Request for Relocation of Properties Under Consideration for Designation. While it is the intent of this ordinance to preserve properties of demonstrated significance, it is also recognized that all buildings and areas of importance to the general welfare, prosperity and civic pride of its citizenry cannot be identified, evaluated, documented and designated at one time. However, it is important to protect properties which potentially qualify for designation against needless loss until review and hearings can be completed. 1. No relocation will be permitted for properties under consideration for designation to the Aspen Inventory of Historic Landmark Sites and Structures unless relocation approval is issued by the Historic Preservation Commission or City Council. 2. All properties under consideration for designation and, therefore, subject to the temporary stay of relocation will be identified on a list maintained by the Chief Building Official. Property owners will be notified by registered mail that their property is under consideration for designation and have an opportunity to review all materials compiled at that time to verify accuracy. 3. These procedures shall apply to any building located within an area under preliminary application for desigilation from the time the application is filed until the time action is taken on the application by the City Council. 4. If a public hearing to consider the application for designation is not held by the City Council within six (6) months ofthe initiation ofthe stay, the stay will expire. An additional six-month stay period may be approved by City Council in the form of a resolution, at a public hearing, with a showing of good cause. Response: This property is already a designated historic resource. 4. Responses relating to Historic Preservation Variances 26.415.110(B> Variances Land Use Code Standards Report Page 11 Frost Property Historic Landmark Lot Split Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variances ofthe Land Use code for designated properties to allow: a. Development in the side, rear and front setbacks; b. Development that does not meet the minimum distance requirements between buildings; c. Up to five (5) percent additional site coverage; d. Less open space than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the III>C must make a finding that such a variance: a. Is similar to the pattern, features and character ofthe 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. Response: The only type of variance being requested is for side yard setbacks on the lot that will contain the historic residence. The historic house is 29-feet wide at its central axis and this required that variance be granted for both the side yard setbacks and the combined side yard setback No additional non-conformities will be created as part Of the proposed development. The conforming setbacks of the lot proposed to contain new development to the east, along with the substantial separation from the adjacent Red Brick Gymnasium on the West, will ensure that the historic resource is not adversely affected by , the granting of these variances. The resulting development will be similar in pattern to , other examples of 3,000 s.f lot development within the District. 26.415.110(E). Floo,Area Bonus 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: the historic building' s form, materials or openings; and/or a. The design ofthe 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 e. The construction materials are ofthe highest quality; and/or Land Use Code Standards Report Page 12 Frost Property Historic Landmark Lot Split ~ Â£ An appropriate transition defines the old and new portions ofthe building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape fbatures are retained. Response: A prior applicationfor this site was approved with the 500 s.f. floor area bonus. All of the above criteria are been met in the current application, which actually enhances the relationship ofthe historic building to the site by including most ofthe new development as a separate structure. Considerable research has been done to find original photographs of the historicfenestrationfor thefagade of the Mona Frost house. Two examples of these photographs are provided as part ofthis application. The proposed design restores the original fenestration and removes non-historical windows that were installed in the 1950s. The bulk and massing of the proposed addition to the rear of the historic structure does not protrude beyond the historic form in either width or height. Additional liveable area for the structure is added below grade, so as not to intrude upon the historic form. It should also be noted that this is a restoration of a considerably deteriorated and uninhabited structure, which will constitute a significant expense. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion ofthe 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. Response: Criteria a-fare all met as part of the proposed development proposal, providing multiple elements in support of the request for a floor area bonus. The key , 4 I '3 criterion is c, reflecting the research that has gone into the restoration of the original 1 appearance qf the house. 3. The decision to grant a Floor Area Bonus for Major Development projects will 1 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 4 in a work session to discuss how the proposal might meet the bonus considerations. 1 Response: This application builds upon previous preservation efforts discussed in review meetings with the Historic Preservation Commission. ' Ai'.- I. - 1 j N ' ' 4.2 . 3. .VE '/4 1 / ti -4 1/2 . 11Â· i i ' I , 1 ' Rt Ki . ..1 l; i . 1. /*1-, - 4Â·.- 4. r 1 - 1 % 1- ,. ---'- -. 1 . a .1.p * :rÂ·,mÂ·Â·r, - - 4 6. 4,. , A ...7:.5421 1- &. I 4- :. - 5, ; - 7 4.. ~4 t. # 1 - .. -,Ill- . .....9 10 . t.1 4. 1~19 1 1 2 1 tb - 44Â£4 - . r 4 8 3 717.9.---I-.-71-In-/2-3-5~-Sroril/ 3 ' ' 'ilt, . lit1; . 2Â· : i i j - r Â¥ L 4 0 - . i M t:,Â¥! 1 4 . 42 . I I * '.I 4 .3 1174. r U I 'di I I. Jt. .4 ' 4 t. 1 t 3 * 4 r b.1. 2 11%-*Â»-0 --0 4 Â¥ 0.0 4 9 -4 ..... Â£43 * 1/ 4 1 I p h. . 14 *1 + I T a .:it M 1 . , 4: .. rA 4 + + >9 . 1 5 1 - . 1 .1 , + 44 . : Â¥92, 1 1~ : 4 %. F E. 16& I /0&** * I *4,Â·. IÂ».4. r.. k * . -,144 2 Â·, ~ I . 1 WA - . - Â· 2Â« es . 1 - I. i *$:*4*A,* a. â‚¬.:'v"/ 1 44*4 4 -- MONA FROST TRUST BOUNDARY DESCRIPTION/LEGAL DESCRIPTION AND VICINITY MAP (N.T.S.) LEGAL DESCRIPTION: Lots H and I, (also known as Lots N and O) and a portion ofthe vacated alley, Block 71, Aspen, Co (PARCEL ID #273707314001) 216 West Hallam Street, Aspen, Colorado 81611 1. . . ~ Hallam Street 4Â·1 .I- ./-----\1 1----1 i . Bleeker Stlreet ..... -1 ; W Main Street (Hwy, 82) 9- 43-- -- 0 E- . 01.- I- 3 8/11â€¢, ,~.I.-1. â€¢,â€¢ 3â€¢ D â€¢f â€¢-1 W,_lippkins.p Ave 'F. . 41.- D-1 Tl.c #r: :â€¢, I , 4 -4 G a-r mi-sch S ATTACHMENT 4 Apr.19. 2002 9:29AM No.5885 P. 2 Attachmant 5 CiTY DE ASPEN CrrY OF ASPEN HRETT PAID WRETT PAID DATE ,REP NO- "2 4 }414 642* TRUSTEE'S DEED b. E t l 40. u THIS TRUSTEE'S DEED, (the "Deed") is made by MONA J. FROST TRUST and U.S. BANK NATIONAL ASSOCIATION (formerly known as Colorado National Bank also formerly known as First NaIional Bank. in Grand Junction), a national banking association organized and doing business under the laws of the United States, Trustee of the MONA J. FROST TRUST, (collectively, "Grantor"), to FROST PROPERTY LLC, a Colorado limited liability property, Grantee, whose address is 709 North Spruce Street, Aspen, Colorado 81611, WITNESSETH that Grantor, for and in consideration of the sum of Ten Dollars hJ ($10.00) and other good and valuable consideration to Grantor. in hand paid by f Grantee, the receipt of which is hereby confessed and acknowledged, does hereby sell, convey, assign, transfer and set over unto Grantee the following described real property situate in the County of Pitkin, State of Colorado: < See property Description attached hereto as Exhibit "A" and made a part hereof. Also known by street and number as 216 East Hallam Street, Aspen. CO 81611 WITH all appurtenances and privileges thereunto belonging, or in anywise thereunto appertaining, and all the estate, right, title, interest and claim whatsoever of Grantor, either in law or in equity, to the use and benefit of Grantee, its successors and assigns forever; subject to covenants, easements, reservation, restrictions and rights-of- way of record including, but not limited to the Exceptions to Title listed on Exhibit "B" auached hereto. TO HAVE AND TO HOLD the premises above bargained and described, with the appurtenances unto Grantee, its successors and assigns forever. And Grantor for itself and its successors covenants and agrees to WARRANT AND FOREVER ~ DEFEND Grantee, its successors ind assigns in rhe quiet and peaceable possession of the above-bargained premises against all and every person claiming the whole-or any part thereof by, through or under Grantor. IN WITNESS WHEREOF, U.S. Bank National Association, in its capacity as Trustee of the Mona J. Frost Trust,Â· has caused its corporate name zo be hereunto subscribed by its Assistant Vice President, Kenneth D. Roth, and its corporate seal to be ~ Â·~~ hereunto affixed, attested by its Trust Officer, Lori Hamilton. EXECUTED: January 24,2002 MONA J. FROST TRUST, UTA dated U.S. Bank National Association (formerly June 18,1970 known as Colorado National Bank and By: U.S. Bank National Association - also formerly known as First National (formerly known as Colorado National Bank in Grand Junction). Trustee of the Bank and also formerly known as First MONA J. FROST TRUST, UTA June 18, i..(Â·' National Bank in Grand Junction), Trustee Â· 1970 By: 741.1-23. /fyd- 1 Zi Â»- 7 3%1' Hamihon, Trust Officer Kdneth- D. Roth, Assidtant Vice .Â·11/1/1/ President i:~t-tÂ·~04.< .Â·-Â·Â«_..zza (b f sti_ /-42- 16420221Â°59 Kereketh D. Roth, Assistak Vice By: President tori Hamilton, Trust Office-:.2.'Â·) Â·Â«i,Â·7>- Immil...0 ./. 463336 133 Ridied R#tae *95'.0/3512.....Â¢ Pegâ€¢: 1 of 3 Basalt, Co $?No-1 01 /29/2002 03: ZeP SILVIA DAVEG PITKIN COUNTY CO R 15.90 0 170,00 3/27 6 -_/_ C Ars 67 7> c Apr, 11, ZUUL 9 : 29AM No.5885 P. 4 EXHIBIT "B" TO TRUSTEE'S DEED MONA J. FROST/FROST PROPERTY LLC List of Exceptions to Title 1. The lien for 2002 real property taxes due and payable in 2003. 2. Exceptions and mineral reservations as contained in patent recorded March 1, 1897 under Reception No. 60156. 3. Right of way for ditches or canals constructed by the authority of the United States as reserved in United States Patent recorded August 29, 1958, in Book 185 at Page 69. 4. Basemint and right of way for access purposes as granted to Aspen One Company in Deed recorded November 29, 1973 in Book 281 at Page 761. 5. Terms, conditions, and provisions of Subdivider's Agreement as contained in instrument recorded April 8, 1977, in Book 327 at Page 25. 6. Easements, rights of way and other matters as set forth on the plat of Trueman Neighborhood Commercial Project recorded April 8, 1977 in Plat Book 5 at Page 70. 7. Easements, rights of way and ail matters shown on Improvement Survey plat dated January 23,2002 prepared by Aspen Survey Engineers, Inc. as Job No. 25089C. 2697545_1.DOC 1 limil Illil illiN lill ilill ill jillill m ilill lill illl 01/29/2002 03:20P 463336 Page: 8 of 3 SILVIA DAVIS PITKIN COUNTY CO R 16.00 0 178.00 Apr.!9. 2002 9:29AM No.5885 P. 3 EXHIBIT "A" TO TRUSTEE'S DEED MONA J. 'pROST TRUST/FROST PROPERTY LLC Propertv Descrintion Parcel I: Lots lettered D and E in Block numbered Seventy-One (71) and Lots lettered N and O (also known as H and I) in Block numbered Seventy-One (71) in the Townsite and City of Aspen. Parcel 2: A parcel of land being that portion of Lot 4, Trueman Neighborhood Commercial Project adjacent to Lots D and E, Block 71 City and Townsite of Aspen (according to the 1959 official map of the City ofAspen) described as follows: Beginning at the point of intersection of Aspen Townsite Line 4-5 and the West line of Lot K, Block 71, City and Townsite of Aspen, projected northerly (said point o f beginning being the Southwest Corner ofthat parcel of land described in Book 343 at Page 518 of the Pitkin County records); thence North 14 degrees 50'49" East 37.98 feet along the westerly boundary of said Book 343 at Page 518; North 75 degrees 09'11" West 59.82 feet; e South 14 degrees 50'49" West 5.35 feet to the Southwesterly boundary of said Lot 4; thence south 43 degrees 08'33" West 70.54 feet along said southwesterly boundary of Lot 4 to the westerly boundary of said Book 343 at Page 518; thence North 14 degrees 50'49' East 4.77 feet along the westerly boundary of said Book 343 at Page 518 to the point of beginning. 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K-Â·.11 / *'#41 1 / '1= A i:1&-5 1 <-I -li ir:Ii,~.*1=1 4-~4.0 22 i - 1- 1 5, I T , 3,/ -~ '1~ -t,ftiMir ~- k, 1/: - rt.10 f -9-4 RN UN.#* Â·, 4161* f . All k1 r *6>7 .2- -. - 4 . . Â»56 ALLEY VACATION */ORD PONÂ¥ljOR Of CORNg? 5 BLOCK 71 FOUND 1954 BLi X *1 - mle CaRNER .0.Im. 1 < *,REN.TOWNSIXE PM OPACIAL LOCATION CON:ROL / MASS-CAP W,NUMENT / 1 SPM 1*SAt 1978 / 1, 7% PLAT (~AP> BAS REEN OREATEU AN,W OFFICIAL RECONDED DOCUMENTS AND FIELD 6 * * FOUND %78 81.14 OBSERIATIONS. TRS PLAT INAP> WAS PREPARED FOR THE YAGArloN OF THEÂ· ALLEY P ASPEN TOWNSITE \ AA / BRASS CAP WINt,MENT NORTHERLY OF LOTS W AND i, BLOCK 71 OF TWE OFACIAL 61*P . CHY OF ASPEN. FROST PROPERTY 4 / XÂ¥ 9 rATED NOVOIBER 16. 1954 . /14 1 â„¢t USE OF THS â€¢UT 0,AP} ]FOR ANYâ„¢NG OBER THAN THE *LLEY VICAT~DN PROCESS IS UNAUTHORIZED 2 THE BASIS OF EARINGS FOR T}Â·16 SURVEY iS IME RECORD BEARDIC OF SOUTH SCALE 75Â·09lf EAST, SAID 0Â£*RINe WIS ESTABLISHED BETWEEN THEÂ·FOWND ORIGINAL 1989 Â£1TY OF ASPEN BLOCK CORNER Â·Mola*IT AT THE SOUTHEASTERLY CORNER or ./4 W ASPEN ST. IND HAUAN ST. AND THE F-01*40 IONtaltNT AT rHE SOUTHWESTERLY CORNER 0 3 10 20 80 40 SD â‚¬ D Â¢4/ OF NIONARCH ST AND HALUM ST. THE FOUND â€¢01**â€¢IENT AT *SPIN ST. IND HALLAW e ST WAS USED Al TIE BASS OP LOCATIGAL THE FOUND MEURER SERAFINI MEURER USM 0-25 SHOWN HEREON WAS USED TOR THE LOCATION Of LOT 4. TRUOUN i i' â€¢1[*~~ 0*g*OAL VROJEC-~- 3 THE Hll U.S. BUREAU or LAND MAN*GE,ENT (BLN) MASS CAl' IONUMENT SET IN 1954 AS CORNER 5.0/ â„¢E ASPEN Â¥OWNSrTE â‚¬STABLISHED INE NORTHWEITERLY END REPORTED Â»1 1*4 AS IEING 0, 71â‚¬ ASPEN TOWNSEE BOURâ‚¬*PY LNE 4-5 Ties Of THE ASPEN TOWNSITE LINE 4-5 THE KOUP, 1978 ULM BRASS CAP MONUAENT j COR,ER 4 ISPEN TOWIBIÂ·TE WIS USED TO ESTABLISH NE 1978 LOCAT- or SAm CORNER. THE CORNER 38 EAN ASPEN ADDITION. (EAST ASPEN TOWNS,TE), WAS AIONUMEN[ FOR ComER 38 HAS BEEN 08LrIERAYED. TH[ 1954 AND '978 IUM SJRIEYS 1 10----~ A SEED 8001( 1~7 PAGE BBS 0 ~ ~ '0' d Z TOWNSITE CORNER NO. 5 WAS ALSO EST**ISIED 87 71â‚¬ RECORC INFORIATION FROW 1 94 - TAE OLDOEN HOUSE WAS USEC 75 ISTA,USH THE CORNER POSITOk â„¢E ASPEN ESTAILIS,ED TIES FOR â„¢E CORNER. THE TE 70 THE SOUTHEAITERLÂ¥ CORNER oF I . / -1 ..2 0 - THE 1959 OFFUAL 6,AF. CHY OF ASPEN. THESE WFIRIG -OCATIONS FOR THE 6 5. 2 :2 2.. . - I -ar + 4./ . 4 ASPEN TOWNSITE CORNER No. 5 MAKES FOR DFIERING LOCIT,OMS FOR â„¢E TOWNS]11 *:62 45%*E Fouhg) 1/2' STEEL ROD OVERLAPS f OR THE PROPERTES ADJOINNG SAC IttÂ£. 72Â«33... - 412.- \ 00 - . - . 6 > e. ,:2,0:7.t~< wITH RED .LASTIC CAP ..20 nES.4 ~_ A. nE LOCATION Ot LOT 4, TRUEMAN IEIGimORHOOD ColaIERCIAL PROJECT WAS 4 21 El. 11 1 2*5.8 ESTABLISH 09 USING TME SUNDMSION PUTS RECORDED *4 PRKIN COUNTY. , LNE 4-5. THE DIFFERENT LOCAT1016 FOR CORNED NO. 5 ALSO WAKES FOR GAPS AND . 41 3 2 / 0/ LOT 1 400 5 LOTS D & 1 H k i. 94 6 0).BLOCK n ORIGBIAL *SPEN TOW#,Sllt ARE OFACALLY 7 '733.6 11 1 . 9 k - / 4.7 ~ 30 BY 100 FEET AS DE MCWD ON TNE OFFICIAL MAP Of *SPEN, Af PROVED 011939 TNE NUMIES OF LOTS WITM SAID PLOCK Â£241#SKS A FEU} lOT Wit)11~ OF - THE APPROVED PRACTiCE oF Blyâ„¢,G THE 7*TALL FELD hEASURED *LOCK lENGTH BY .S . N-\-. # EQUAYE THE FIEU> WORK OF TO--DAY wmi THE FELD WORK Of YESTERDAY. FRAME HOUSE Wnil N.'5' 10% SLOPE 29.91 FEET FOR THOSE IN BLOCK 71 THSÂ·DISTANCE IS AN *UPMENT SO As To CONCRE'/ FOUNDATION 8. THE UN[frf LÂ»IES SHOWN HEREON ARE FROW fELDÂ·OBSERVAT*]NS OF LOCATION 4 5 CA~9~6 ~1-~~ V.45 Â£ 4.50Â· . Kv 61*RIONGS PLACED ON THE GROUND BY NE UFLITY REPRESENTAIVE. 24.2 a -* WATER 7 T+HS 51#?VEY DOES NOT CONSITUTE A UTLE SEARCH BÂ¥ SLÂ®Â¥EXOR TO NTER-E Mi-â€¢6 i 31 TITLE OR EASEMENTS OF RECORD. RESEARCH feR T)*S SURVEY WAS PERFOR,le 1,4 bil i /44* . -4 SWâ€¢ 42/1Â£Itt- , TOE.06/. ACCOROANeE Wlâ„¢ COLORADO REVISED STATUTES 382-51-106 *116 THE RUtES oF LI b 1j :11 1 - tr / PROCIOURE AND BOAND â€¢01.jer STATEMENTS OF THE STATE BOARD ar PROPESS,OWAI. * , . I ./.l Et,100â‚¬ERS AND PROFESSIONAL LAND SURVEYORS, SPECFICALLY THOSE BOARD RULES LOT t (0) 2 :91 r .1 AND POUCY STATEMENTS RELATING TO THE DEMCTION OF EASE*ENTS Â»ID RIGHT--er W /Y WAY ON SURÂ¥ET PLITS THE TITLE POLICY FROÂ¥ LA,Â® T,FLE GUARANTEE COMPANY. 4'Ger, 4 ALL *FORWATION REGARONG EAMMENTS. RIORÂ¥S-OF-WAY, Tink, AND ClÂ¥A. COL*T 01?DEP NO. 03820.26, DATED JANUARY 29.2002 AT Â§:00 PM. WAS RELIED UPON FOR 3 4'40.Ir' l FOUND 1 2- STEEL ROC .t400; ACTIONS OF RECORS. 7, m f VATI Im h-ASIBI CAP .Â£040 3 4 8 ALLEY VICAUON DESCRIPION Â¥ 8. THE DOCCÂ»ENTS LISTED BELOW wERE USEI> IN *SCERTAWÂ»IG TIE LOCATJON OF THE N 241Â·10 E 0.30' / THAT P~RTION oF YE ALLEÂ¥ LOCATED NORT,Â£RLY OF LOTS K AND L BLOCK 71 pO? THE PROPERTÂ¥ SHOWN *REON. THERE WAY CUST OTHER. DOCUMENTS THAT COULD EFFECT 1959 OFFiCIAL MAP. CITY OF ASPEN, RECORDED AS RECEPRON NO. 94 THE THE PROPERTY BOUN[IRÂ¥ LOCAT,ON. PUT TIEÂ¥ ARE UNKNOWN To SURVEYOR. OF SURVtÂ¢ORâ€¢S POSINON :FOUND 5/r STEEL ROD WITH RED PLASTIC CAP OF}loAL RECORDS FOR PITKiN COW[r, COLORADO, SAI) ALLEY MING DESCRIBES AS A) THE Câ€¢FIGUU- wAP. ClrY OF ASPEN. APPROVED 1959 1 21% I. .., 2I-NG AT DE NORTHWESTERLY CORNEW OF- 5*ll LOT It C) THE ILW *54 TELLER. ADVANCE DATA FILD NOTES, THIS SURVEY WA:S NEVER MARKED *018 - Â· - Â· ~ B) THE TRUEUAN NEIGHBORHOOD COWNERCIAL PROJECT PLATS RECORDED IN 1977. 4 3, LOTS K*L S 86:44'Co- W 0.89 THENCE NORTHEASTâ‚¬RLY ALONG A PROLONGATION OF TME WESTERLY BOUNDARY OF SAID LOI ....ovED â‚¬,Clf 7, H, (RECORD BEA-G AN[) DISTANCE SENG NORTH 14'3Â©'40- EAST. A DISTANCE IF 2107 0) 14[ BLI 1978 RESURVEY. APPROVED 1080. OF SURVEYOR.,S POSI.U.Â¢f ~Â·/~ k~'9 =2 -Â·:-le,~fi'0' '0% 04 C FEET MORt Â£31? LESS1 TO THE SOUTHWESTâ‚¬RLY CORNER OF LOT D, BLOCK 74 E) TFE 1898 WILLITS WAPÂ· OF *SMEN TIENCEÂ·EASTERIÂ¥ ALONG THE SOUTHERLY BOUNOARY OF SA,9 1.OT D *ND L;GT E, BLOCK 71 O THE P,-AT or EAST ASP'EN ADDITION, (AKA ASPEN TOWNSITE ADD]TION) AND f Kit:Â»46Â® .46)1,0- JS: , 42' 1 AS MAY BURECORD BEÂ»ING SE]NG SOUTH 75-09'11" EAST), TO THE NORTHEASIERLY HUGHES ADDITION- /9/ EF; , ELE'â„¢Cl,ANS./.11. -~ IS* 4 44# dip, 104 0- C .",rrs pco,s,-. BOUNDIRÂ¥ OP SAID ASPEN TOWNSITE BOUNDARY liNE 4 - 5 2 SHOWN ON TKIECORDED 9> DEED TO JAWEI TRLIMA,4 BOOK 276 AT PAGE 604. 29 PLAT; H) MEUREP SERAFINI MEURER 1966 SOUNDARY SURVEY, DENVER RIO GRANDE WESTERN 9 3 '.47 0t LOT . BLOCK 71.<RECORD BEARM OF SAO PROLMGARIN KING NORTH 16*49" 4 TRUeTErS DID RECORDED 45 RECrâ€¢TION /1, 463339 m â€¢.9 CO THENCE Â·SOUTHEASTERLY ALaNG SAID CrT:Y TOWNSITE BOUN[>ARY LINE 4 - 5 TO AN INTIPSECTiON Wle blt NCRIMERLY PROLONGAMON OF THE -EASTERLY BOUNDARY OF SATD 1) DISTRET COLIT C}VIL AC:nON, CASE 40, 02 CÂ¥ 40. 11 4, TNENCE MUTHERLÂ¥ ALONG SAID NORTHERLY PROLCÂ»49*NON To THE NORTHEASTERLY CORNER g. THIS PROPERTY IS LOCATED 0% TNE PITKN COUNTY, COLORADO AND INCORPORATED -1 1 el ~ EAS'): OF SAID LOT t AREAS, NATIONAL FLOO. INSURANCE PROGRAM. FLCOD IS'1*ANCI RATE KIP DA TED . Dnk OF DEED 901~K 572, PAGE Ifyl ~ d~ 4 THENCE WESTEEÂ¥ ALONG THE MORTHERLY BOUNDARY CF 5AE LOT $ AND H, fRECORD JUNE 4, 1987, CO*#MUWITÂ¥-PANEL IRMIER OBOF CC 203 C. THE PROPERTY S 62 4 BEARING BEING MORTH 75Â·09'tr WEST, A otS'FANCE OF â‚¬0.00 FEET), 70 THE POINT Of WiTIÂ«A THE ZONE W. OR IN 7+E AREA 0117SIDE TRE 500-YEAR ILOOD PLAIN, S /'42'02 i l -1//9/9 , m.25. 1 g ate.- PON OF KINNNO FOR / 10. NO NEI CORNERS FOR PROPERTY CORNERS //ESC DURING FIELD OBSERVAIONS FOR Folie CITY BLIC,J' 1 2# f (LOTS H *ND 1. BLOCK 71 K SHOWN ON r,Â£ 1959 0~Ct*L WAP, Â¢fTY THIS PLAT. THE BEAR,NGS AND DISTANCES MARKED AS *RECORD ARE FRON THE DEED BOOK 572, PAGE 003 CORNED WONUIENT 1 REI *%.- i G *9'E,l~*Sl.&% 14 * 0,20Ck 71, **Fai104*Â£ RECORDED DOCUkâ‚¬NTS TME FIGURES DRKED TTEW* ARE ADJUSTED TO CORRESPOND TO FIELD COIDITMONS. 1 HE DIFFERENCE IN folle PROPERTY MARKER POSITION AND mARCH - 1 1 n 1 -019 -"CLE Tjâ‚¬ ABOVE DESCRFTel WAE -*RITTEN BY: SURVEYORS CALCULATED LOCATION ARE NOTED, LOUS H. MOETTNER W 4040 WEST SOP. CREEK ROAD 11. THE C)(15TING WOOD FRAME HOUSE WAS FaIND WITHIN LOTS H & 1 (N & 0), OF BLOCK 71, ORIGINAL ASPEN LOWNSITE, YHE BARN WAS FOUND TO Â·BE LOCATED ON IASALT,COLORADO lillil ....2 1 970-927-3511 LITS D K E. BLOCK 71 *140 ENCROACHÂ»26 LIT 4. TRUEIAN NEGHBOIDÂ«)00 COAAERCIAL Wn rÂ£,6, ........< PROJECT. I 5 12. THE PROPERTY DESâ„¢PTMON FOR THE ALLEY VACATION SHOWN HEREON B BASED eN t. t SORVEÂ¥62% CEÂ»1Â¥BATE $ THE 1959 OFFICIAL 1*AP, ClTY OF ASPEN. U> 1 LNS H. 84ETTNER. A REGETERED LAND WRVEÂ¥0* IN THE STATE OF COLORADO. 00 I 1 w HERE,rr CONFIRM â„¢AT THIS PLAT *,6 MADE 420~ RECORDED DOCUMENTS AND FED NOTES .po, 41 . ~ OF A Â·9(*VEÂ¥ OF â„¢E PROPERTY MIDE BY MYSE#. OR UNDER MÂ¥ DiRECT RESPONSImjTY, , . SUPER./.ON, IND Â¢*CRI'. t. *l*,ENTATION SNOWN HEREON ON THE PROPERTY WAS . , FDUMI) DURING â„¢IS SURVEY. rHE NORTHERLY BOUNDARY OF T+E COURT CIVIL ACTION CASE NO. 02 CÂ¥ 40 WAS NOT WONUWENTED AT THE â„¢E OF FED OBSERVATTONS. ALL NEâ€¢â€¢SIONS AND OETALS SHOWN HEREON ARE CORRECT TO TME ~BEST OF MY KNOWLEDGE OUND 2- SQUARE CMC. LOUE R BUETÂ·11â‚¬R LS 13166 Â· NUENT WARKES MSN 0-25 CFTY ENGINEER APPROVAL. 'Â£,4' co Rel POINT ASPEN CRY COUNCIL APPROVAL 1.- ____2______--__, CrrY END,IEER FOR THE CITY OF ASPEN. COLORADO. DO ~ THIS PLAT (MAP) OF ALLEY VACATION, BLOCK 71. ASPEN TOWNSITE. WAS APPROVED SY THE ' CJTY OF ASPEN CITÂ¥ COUNCE- ON THE ... DAY OF _*-______~ 200_ _, AS SHOWING Â· HERE~ IPROVE THE PLAT (MAP) FOR Tilt AUEY VACATION. BLOCK 71, ASPEN TOWNSITE ~~ i TO K RECORDED IN THE OFICE OF THE CLERK AND RECORDER OF ATI<BN COUNTY, COLORADO. ~ 04 THE ALLEY VACATION APPROVED Err ORDINANCE NO, 47% \16 4 . \S, 9 eop I MAYOR CITY INGNEER 4 2-4 \-1 229 : DATE ATTESTED BY ClrY.CLERK CLERK AND RECORDERS CERTFICATE 1 I.* 1 \4%35* TMIS PLAT [MAR) WAS /KID FOR RECORD W â„¢E OFFICE OF CLERK AND RECORDER AT : 00 ---- 0*CLOCK -. A, THE - - DAY OF _______. 200_. AND E RECORDED :IN ' 3* 2 dir ..4/ . PLAT BOOK __---AT PAGE .........._ AS RECEPTION NO. __ THE CO,0,UNrn DEVEL-04;EALT D,RECTDP Â¢01, THE CirÂ¥ Or ASPEN, SOLORADO DCE HEREBY *PPRGYE *HIS PLAT WAK; FOR Tâ‚¬ ALLEY VACATiON. BLOCE 71, /59/0 TOWÂ©Irr. CLERK AND RECORDER COMMUNITY DEVELOPMENT DIRECTOR - ....CE: ACCOR.le T. COLORADO LA, YOU /338' CO~IERCE ..LEGAL Lault N. BJETâ„¢ER .RVEÂ¥~13 ACT]0% 8*3ED UNON ./ DEFEa . â„¢. SU#Ve Itâ„¢fl â„¢REE ... 00Â«1 .57 50'K,6 CRERK-R.AP DATE AFTER *4.IRET DOCM'ERED SUCF, DEFEC-/ tN No -ENT MAY-ANY a.*341 Â¢001[ADO B1S24 AÂ¢71*14 RAS* UPON AMÂ¥ DEUCT +N THIS SURVE, BE Co~ENCED WORE ' .70-921-36+ i riall TEN *AN~ FROI~ THE OA'lE of T. CERTIFtonoiN .B- HEREON 23<:/*11-F 'S POSITION ROD Â¥3 OUSV Id 01Â» Hll FOUND 1/2" S 1Â¥[3130 kl3d 31/SHM 1 ldSÂ¥ ' 83'.03 20 NOIi.04 680338 LEGAL DESCRIPTION CITY COUNCIL APPROVAL THIS ASPEN ARTS AND RECREATION CENTER P.U.D, PLAN WAS REVIEWED AND LOTS A TimOUGH 1 AND LITI K TI UGH 3. TOIETHER WITH /Â® INGLLÂ©ill ~-- A CERTAIN STRI~ OF LA* A* AN ALLEY EXTENDING THROU- oR DETÂ»EEN ASPENÂ·ARTS AND RECREATION CENTER APPROVED FOR Â¥gORD ING BY THE CITY COUNCIL oF DIE CATY oF ASPEN THIS 111_ DAY OF / BU'*04 . 1 993 BY ORDINANCEE NUMBER 66. RECORDED IN ; ED LOTS . 11.0Â¢1~ 64. CI TY AND TO#S J TE OF MEN LOTS E. F. G AND FRACTIONAL LOTS A. D. A.K> C.. ILOCK 71. CITY AND B â‚¬ -7 1 q 61 1 0/ BOOK - AT PAGE _~._ 06 THE P I TKIN COUNTY RECORDS. 5!GNED TH]3 -32. DAY OF -*-y-~ ),)414- TOWNS I TE OF 'SPEN P.U.D. PLAN W By-:Mt- ATTEST: TOGETHER VI TH THE VACATED PORTIONS OF NORTH ASPEN STREET AND THE ALLEY OF ILOCK 7 Â· LI NG ADJACENT TO T,t *DOVE DESCR I BED PARCELS MAYO* 5117 CLERK </ U OF LAND. CITY IND TOINS ITE OF ASPEN COUNTY OF /1 TK I N. STATE oF COLORIDÂ© PER p U. D. AGREEMENT RECORDED i.N BOOK_PAGE-. PLANNING AND ZONING APPROVAL | THIS ASPEN ARTS AND RECREATION CENTER P.U.D. PLAN WAS REVIEWED COLIWISION THIS 21_ DAY OF a.+â€¢â€¢~ _. 1993 BY RESOLUTION NUMBER 29,=--0 4<4 31:liz~ - AND APPROVED FOR KECORD I NG BY THE CI TY OF ASPEN PLANNING AND ZONING REUR DID CAP G/.EM, !993. , s' GNED THIS _ DAY o --- TELE ,531.rjk Â· *440,Â°- t . FOUND < 0 (bor,6 ul-AFEL DOX 1- .- --- ... t . ..?.. ..7 1970 .l.11.RASÂ» Il :! 4.1 ,â€ž4444-j,--ril,--24.-4-f 4..... 1 CAP ASPEN TOâ€¢NS I TE~1 CHAIRMAN 4' ' .B *, , \ '4 " J 4 SCALE THIS ASPEN ARTS AND40 ER P. U.D. PLAN WAS REVIEWED CITY ENGINEER'S APPROVAL N- 1 1- 1 -'. N 7459->Z Z Â·- J INO~ 0 20 FEET AND APPROVED FOR R~@FB#E.d'*00%!TY oF ASPEN ENGINEERING l DEPARTIENT THIS *11*Â¥ OF Ck:Â¥24â€¢ "93Â· - ' :*. ' ' **~3â‚¬3~- : 94. 4 Th ----*.3- 1.0 10 20 . 40 424 , e M ELEC L.u' ,* ..~~.865* : 0 U,. "4 93" 1:-. 011& PRoPERTY OWNER & APPLICANT CITY PLANNING DIRECTOR. 'SAPPROVAL ~ ' -i ./04 ' 15 CITY OF ASPEN - *P-vED RE Mieplai' - 519 0 0101 -*1* "/GRI THIi ASPEN IRTâ€¢ 01# RECREATION CENTER 2.41.0. 44# Ill *Â¥11;ED 1 Â° 1 - 1*u :g/bar OF $31~4,4- 1- Â· 4 49\ 1 130 4. GALENA ST. /. -7 . .1 ASPEN. COLORADO 81611 1 / ' rai.<jeld#9. TP7' SURVEYORS CERTIFICATE ....1 1.41 : 0 . .. 2-4 . . t.0 A. 1. 9 ;rl Li (:4 r :... " DURWEWD -8 14* FED 22 Â»00- a. 1- - 4 %081* 1*#D 9I TIÂ£ ' 71Â£ UNE>EN,INED *TATi. Th~T THE D,@PUTÂ¥ 2.9,10 .*O. ,,0 4,1.65 FIELD EÂ¥1061,GE * -. * 11*T 1â€¢Ul * * In'*16* I =* -0*Â¥ C E <41/LICTS. 9&*do#liniâ€¢ iWilliIlri.,1." 0 - O - FIELD EVIOENCE *a ING- TD li. gan 4* 41* Il*I#il Al IÂ»TA. UX /71\VRDi, - Â· < i 1 Â«' -4 - 3 -i)14 .c~yuiÂ·-Â·6... LOT 4 TRLE-N NE 1 -MORHOOD -Eâ€¢GROUNO UTILITIE, DITH * 004*0# *MITEMIN~, 41Â® DOmmIENTS OF REcono NOT *UPPLIED TO THE *MVEÂ¥08 ARE EXCE~TED. nt]* IUIVEY .10 1 I .Â· Â· COAIRCAIL PROJECT vOID UNLE:, IET STAA,/1 WITH THE DEAL OF THE *URVEÂ¥00. IELOâ€¢. ALL .Â·. - 2 -':, - : . EASEâ€¢ENTS SHOWN IN STEWART Tt TLE OF AS,al. 11Â£. TITLE â‚¬0-IT,ENT , Â·Â·1 4 eENERAL PUILIC UrillrÂ·r EASE*ENT ORDER NUIER 0008339CI /8 DATED -. - ARE SHOWN HEREON OUNTED To nE CITY OF AD,EN AND SURVEr I PERFORIED iN ACCORDANCE VITI454*=Â£273. riTLE 30. '- . IOOK 39 Ar i,.,t 9Â® . ARTICLE 51 AS AMENDED FROI TIME TO TIME~ ~~,/,47%* es. . 2- - 4. 4 -9.0 SIGNED THIS 32-~bAY OF ~ ;99*,â€¢Â·514"46~'..7,4 ALLEY R â€¢TAIN ' 1, ..0 * r -3'AcETâ‚¬ l. OCK .e. t I ' ' MAIL / CONNECTION Â· 1. AREA _* 1 1 %~~97 91&. 1629 )4 Â·Â· Â·Â· ~ a DAVID W. M. BRIDE 1-9 Q.ED 34 RLS 4.29 i / .- 2?24 . . .IIi - - - 0% Aor.. 2,!b . 0 1 4 CLERK AND RECORDER'S A-&.C ) i ...1/UL_ I k THIS ASPEN ARTS AND RECREATiON CENTER RUINING MAPj.A5 ACCE#vED Fon ~ Ill - .._~ ,f RECORDING IN THE OFFICE oF THE CLERK AND RECOrDER.OF P]TKIN COUNTY ,: ~ 7 BRICK 3000L ~Â· - 3 â€ž ... \ 1/\ r 0-CLOCK I TH 1 5 171 DAY OF ..221. 1993 IN PLAT â€¢ ~ AT BOOK 31 AT PAGE~Â» As 2?TioN NuMBER 1 \1 1 . 1 /' ' ZONING PIUBL,1 C Â·// -~ 1 2 - 09 / 40.4 4.4 â‚¬ 1 1 4 40 CLERK AND RECORDER Â·r cpe l, 60 9 A1 1 - ri l rt 6 4 rÂ· 3Nt ;ROFbi , li CORRESPOND I NG PUD AGREEMENT F I LED IN BOOK LIAT PAGE __. s 1 f. 2 1 1 1 11 r:r.N â€¢14.- 'i /1 l 4 4 ALLEY 32 %/ 7/ J * \41 4% k Â». 1 /// LEGEND AND NOTES ~-' -'~ i .e E 1 .. 1 .25. } -0 FOUND SURIEY KNUMENT â€¢ 5 REBAR W ! TH NO CAP oR As NOTED ~ ~ VACATED 1 1 ..1 - - -ORD - ' CITY -1. 1 / ATA Erv, ; CDR 38 ,-J BASIS oÂ¥ BEARINGS =OUND ROUNDHEADS CL OF ASPEN STREET N!4-50Â·49-E. AS SHOWN 9 1 1 4 P '--:49 :..& 1Â·411- 1... 1. 4 .1.4 F IRE HYDRANT , 1- f:-4. f/=75-- 1---0 -1-J 30.36-) 2 TO 4 FEET OF SNOâ€¢ AND ICE COVERED PROPERTY AT TIME OF SURVEY f . SE GL I DDEN LEGAL DESCRIPTION .IN TITLE COWIT,ENT DOES NOT INCLU,E VACATED ~ . 1 HOUSE AIPEN STREET OR ANY PORTION OF 7'E ALLEY;IN ILOC* 71. 4..4. .1 ~ 1--3 & 4<1 3 i .1-Â·4, 3 f:A < ; E I ~ 3.-.- / le59 OFFICA* WOF 1* CITY ~t#Pa *41 41*ED FOE Pao):TY -5-Â·:4*4 2Â·-9..4/t:I.Â·,; ...1 1.1 k .Â» A 6*aâ€¢TIONIÂ· Deâ„¢ Al- Am . â€¢WAGI; 01*E~ * 1/ * TIÂ¢'* w / u|~| Nw// 'IL.6- ' .-4A;34 . iN mE,AN#*Ii li Logril If *IMM ,~ 4 296 %243Â« 1,_ 1 1, ..0 .... ..7.-.,0.1~ r 6, a 1 Â¥ a ff 2:1:r=.0=4:2~...0,7 9. 1 1 6 11 ':i''I' ,, / p .Wam * W CO~-/ W BUI %.. I I.7-* 8 0 1 - | o IET PROPERTÂ¥ Caa# 00. 4 DEW 4111* / Ik*Â· /Â· .'/1 %~4&- 1 = Â· PARCEL EXCEF]W IN TITLE / *Er F.* WL Blam 011'10. PRIF i lEi -Â£-9 T r ! M//1.ur .1 8/ 1 77 i. .0. ... 1 0.6.0. TO W GlÂ¥Â¥ * A*'GN ,(*Â¥*r Facts,910.14 1#AlÂ» 82#~. t:toÂ·49# .2.~11'. . j,~.-. 1 :... a ~ h~-*Zlillis~laxil . ' , . 1%#.--1.2Â· -- 3- i , I i 36#*~7~~ A.P. - LAND USE TABLE . 1, 4 ' Â· K t " '-./11Â». 10 A E#r.Â· 9Â«.5.. ~ 4 4 1 ~ffiff#f,b"VT' 4;::.ar-> ./ :. MINI'al *AR YA"".15'EE'. ~- ~i y~' :, 2.:et GE.:1il:. '-'~r 1 . i F. Millbul LIT IJDTW. 80 FEET - 1 + f "77~51 1., LIT a. .. 009 .... 1 3 - - < 9 . , - . 1: . . .= .. . '1 W. TRADH ACCESS AREA. DEE ADOVE 1. iNTERNAL FLOOR AREA UTIO 0.75,1 ~ef'*F i=ni=NT ..: i .: M . - PREâ€¢ARED BY I i 4 <'* . ASPEN SURVEY ENGINEERS. INC.1 14123 Extirl- muiLDI. BIZZÂ» i ~ ~0 4 4= 25~ J ORIGINAL IRI CK DOWIL 14.000 50.FT- ~ 210 5. GALEN STREET p kOUD# , /â„¢.Is//.OFF. ADDN. io.~O so.FT. ~~ FOUND ROUNDHEADS CL,USROOM ADON ll.240 5Â©,FT 13 ., . r ' ASPEN. COLO. /14':â€¢.. ..Clr ' COR : 1 . Ni'-50*49-E 100.0' ACCDRD]NG . 00.OUbe LAI ./ .,3. ce~,ENCE .......Cri OW =* A Cl ASPEN STREET ! TOTAL SIZE 35.800 lo.FT. ~ RUED UN* Ar, DECEIT " T": MAT â€¢1â„¢IN TWREE YEAR. AFTER YOU PHONE, FAX (3033 _925-3816 . K-â€ž h NE COR BLK 72 0 I i VICINITY MAP B.5 1 S OF BEAR 1 )155 /- F,RsT ./covE;Le ... DEFECT. i. No .... ial .. .CTioN *ED CITY MONUL,ENT- ---REV 6-21-!993 FEE. 27. //3 , . ......... il ./.3 ......0.Â·e CE ........ /02 NO 235//5 ..,i/17.-in. .;- -4 %-I'll ..:i:. .1.1.2,11 ) 9.- *2.:. 1./2 - CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Guthrie DATE: 10.17.02 PROJECT: 216 E. Hallam Street i REPRESENTATIVE: Stan Clauson OWNER: Camilla Auger TYPE OF APPLICATION: Historic Landmark Lot Split, Major Development, On-Site Relocation, Variances DESCRIPTION: The lot, which is 6,000 square feet in size, is to be split into two parcels. The existing 196 I century house will be moved onto the western 3,000 square feet of the property, and a new 3,000 square foot lot will be created on the east. The amount of floor area that will be allocated to each new property will be established in the lot split. The maximum FAR is be based on what would be allowed for a single family house on the fathering parcel, 3,240 square feet The applicant may determine 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 for a lot that size in the R-6 zone district (not including an HPC FAR bonus). A 500 square foot FAR bonus can be requested from the HI?C and is applied to the total allowable FAR to be allocated between the new parcels. In order to meet the standards for a i floor area bonus the owner must prove that some outstanding preservation action is being taken. Usually, the owner must hold a worksession with HPC prior to a formal hearing in order to discuss the merits of the bonus, however given the board's familiarity with this project, that requirement will be waived. If any setback variances are needed as a result of the new lot line, those call be reviewed and approved by HPC at the Conceptual review. PROCESS: Step 1: Public hearing at HPC for Historic Landmark Lot Split, Conceptual Review, On-site Relocation, and Variances Step 2: First reading of a lot split ordinance at Council Step 3: Public hearing at HPC for Final Review Step 4: Public Hearing and second reading of a lot split ordinance at Council. k 7 Land Use Code Section(s) Historic Landmark Lot Split*I Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.110(A) Major Development* 26.415.070(D) On-Site Relocation* 26.415.090 Variances* Section 26.415.110(B) and (IE) Review by: *Historic Preservation Commission, *Planning and Zoning Commission, 9 City Council Public Hearing: Yes, for Steps 1,3, and 4, the Applicant must post property and mail notice at least 15 days prior to hearing to land owners within three hundred (300) feet of the property subject to the development application. Applicant will need to provide proof of posting and mailing with a alfidavit at the public hearing. Referral Agencies: none Total Fees: $1,205.00 deposit fee To apply, submit 20 copies of a complete application on the forms provided by the Community Development Department, an application fee, and a signed fee agreement. 1~111 -1 1 121