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HomeMy WebLinkAboutcoa.lu.ec.635 W Bleeker St. Historic Lot Split HPC013-022735-124--44-001 HPC013`.,-. -`� 635 W. Bleeker Historic Landmark'».� Lot Split ID 2: -35� p � -- L414 -Z.- C) (5 \ COMMUNITY DEVELOPMENT DEPARTMENT WSMW 130 South Galena StrefiL Aspen, Colorado 81611 (970) 920-5090 City of Aspen Land Use: 1041 Deposit 1042 Flat Fee 1043 HPC 1046 Zoning and Sign Referral Fees: 1 163 City Engineer 1205 Environmental Health 1190 Housing Building Fees: 1071 Board of Appeals 1072 Building Permit 1073 Electrical Permit 1074 Energy Code Review 1075 Mechanical Permit 1076 Plan Check 1077 Plumbing Permit 1078 Reinspection 1079 Aspen Fire Other Fees: 1006 Copy 1165 Remp Fee 1302 GIS Maps 1303 GIS Fee 1481 Housing Cash in Lieu 1383 Open Space Cash in Lieu 1383 Park Dedication 1468 Parking Cash in Lieu Performance Deposit 1268 Public Right-of-way 1 164 School District Land Ded. TOTAL NAME: -- ADDRESS/ PR06ECT: PHONE: CHECK# CASE/PERMIT#: DATE: Lzo=, �r # OF COPIES: INITIAL: CASE NUMBER PARCEL ID # CASE NAME PROJECT ADDRESS PLANNER CASE TYPE OWNER/APPLICANT REPRESENTATIVE DATE OF FINAL ACTION CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED BY HPCO13-02 2735-124-44001 635 W. Bleeker Historic Landmark Lot Split 635 1N. Bleeker Amy Guthrie Historic Landmark Lot Split Kruidener Charitable Foundation Randall Bone 08/19/02 ORD 34-2002 APPROVED 12/05/02 D DRISCOLL PARCEL ID: 2735-124-44001 DATE RCVD: 4/29/02 # COPIES: CASE NO I HPC013-02 CASE NAME: 635 W Bleeker Historic Landmark Lot Split PLNR: Amy Guthrie PROJ ADDR: 635 W. Bleeker CASE TYP: Historic Landmark Lot Split STEPS: F— OWN/APP: I Kruidener Charitable ADR: 3409 Southern Hills Dr C/S/Z: I Des Moines/IA/5032 PHN: (515)284-8117 REP: Randall Bone ADR: 1 117 Aspen Business C CIS/Z: Aspen/CO/81611 PHN: 920-9911 FEES DUE: 1205 D FEES RCVD: 1205 STAT: F REFERRALS REF: — BY�— DUE:I MTG DATE REV BODY PH N—OTIICEED� DATE OF FINAL ACTION: G REMARKS CITY COUNCIL: PZ: .� BOA: CLOSED: �— BY: DRAC: PLAT SUBMITD: PLAT (BK,PG): ADMIN:) MEMORANDUM TO: Mayor Klanderud and City Council THRU: Joyce Ohlson, Deputy Planning Director--.� FROM: Amy Guthrie, Historic Preservation Officer RE: 635 W. Bleeker Street- Historic Landmark Lot Split, Emergency Ordinance, Ordinance #34, Series of 2002 DATE: August 19, 2002 SUMMARY: City Council approved a Historic Landmark Lot Split at 635 W. Bleeker Street on July 22, 2002, via Ordinance #23, Series of 2002. Subsequently, it was realized that staff had erred in noting the sizes of the new parcels that were created, which would create a problem for the applicant, who needs to file their Subdivision Exemption Plat and complete a sale of the property. The City Attorney's Office advised that a new Ordinance, adopted under the Emergency Ordinance procedures would be a proper and timely method to correct this error. The correction being made is to note that instead of subdividing the original parcel into two 4,500 square foot lots, the applicant is creating one lot of 4,200 square feet and one lot of 4,800 square feet. There is no change to FAR or any other aspect of the project. The City Clerk's Office has completed proper noticing procedure for an Emergency Ordinance. Staff will present the item to Council at the start of an already scheduled Council meeting being held on Monday, August 19'h and again at the start of another scheduled meeting on Tuesday, August 20t'. RECOMMENDATION: Staff recommends that Council approve Ordinance #34, Series of 2002, replacing the earlier, incorrect Ordinance #23, Series of 2002. TO: Mayor Klanderud and City Council THRU: Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 635 W. Bleeker Street- Historic Landmark Lot Split, Emergency Ordinance, Ordinance No. 34, Series of 2002 DATE: August 19, 2002 SUMMARY: The applicant requests Council approval to subdivide a 9,000 square foot historic property into a west parcel of 4,200 square feet and an east parcel of 4,800 square feet. This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a 19`h century house and shed, which will remain together on one of the new lots. APPLICANT: Kruidenier Charitable Foundation, represented by Randall and Allison Bone, and Consortium Architects. PARCEL ID: 2735-124-44-001. ADDRESS: 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential). CURRENT LAND USE: 9,000 sq. ft. lot containing a single-family residence, garage, and shed. HISTORIC LANDMARK LOT SPLIT In order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(2), SUBDIVISION EXEMPTIONS, LOT SPLIT The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes 1 and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Staff Finding: The property is part of the historic townsite and has not been previously subdivided. b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A) (1) (c). Staff Finding: This proposal will create a west parcel of 4,200 square feet and an east parcel of 4,800 square feet, each of which will exceed the 3,000 square foot minimum set for Historic Landmark Lot Splits. Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which states that affordable housing mitigation will not be required for development of 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: 2 The subdivision exemption agreement shall be a condition of approval. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Staff Finding: No dwelling units will be demolished as part of this proposal. 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 maximum potential build out for this project is two units. Each of the parcels created by this lot split is permitted to have a single family house. 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 9,000 square feet and is located in the R-6 Zone District. b. The total FAR for both residences shall be established by the size of the parcel anti the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel 3 shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. Staff Finding: The two lots will be used wholly for residential purposes. The maximum floor area for the original parcel, containing a historical landmark in an R-6 zone, is 4,080 square feet. The applicant has received HPC approval for a 500 square foot FAR bonus, which is added to the 4,080 square feet allowed on the fathering parcel. The total FAR of 4,580 square feet is to be allocated as follows: 2,180 square feet to Lot A, which contains the historic house, and 2,400 square feet to Lot B, which will contain a new house in the future. The existing historic house on Lot A is approximately 2,000 square feet in size, so that the proposed lot split provides only enough floor area for a basement. There will not be any new large additions on this 190' century house, which is a very positive result of this project. C. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel. Staff Finding: Setback variances have been approved by HPC to retain the existing historic garage in its original location, and a variance has been approved to waive one on -site parking space in order to avoid cutting down trees. 26.470.070(C), 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. Staff Finding: At some time in the future, a single family residence will be built on the new parcel created by this lot split. A GMQS Exemption by the Community Development Director will be processed at that time. 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. 4 Staff Finding: Both HPC and Council have held public hearings on this proposal, however, due to an error on the original Ordinance adopted by Council, the project is being approved through an Emergency Ordinance procedure. RECOMMENDATION: Staff and HPC recommend that Council adopt Ordinance #34, Series of 2002 for a Historic Landmark Lot Split at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado, into a west parcel of 4,200 square feet and an east parcel of 4,800 square feet, with the following conditions: 1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. This condition shall be noted on the plat. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. This condition shall be noted on the plat. 3. 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 the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable 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. Contain a plat note stating that the FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. RECOMMENDED MOTION "I move to adopt Ordinance #34, Series of 2002, for a Historic Landmark Lot Split at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado." Exhibits: Ordinance #34, Series of 2002 5 A. Staff memo dated August 19, 2002 B. Application Land Use Application PROJECT: APPLICANT: THE CITY OF ASPEN Name: Nevitt Historic Lot Split Location:. 635 W Bleeker Street, Lots A. B and C Block 24 City and Town Cite of Aspen, Parcel ID # 2 icate street address, lot & block number or metes and bounds description of Name: Kruidenier Charitable Foundation Lisa Kruidenier — Secretary Address: 3409 Southern Hills Drive Des Moines IA 50321 Phone #: 515) 284-8117 Fax#: E-mail: REPRESENTATIVE: Name: Randall and Allison Bone Address: 117 ABC Suite #101 Aspen CO 81611 Phone #: 970)920-9911 Fax#: (707)988-7101 E-mail: rbone@sunriseco.com 1'YPE OF APPLICATION: (please check all that apply): ® Historic Designation ® Relocation (temporary, on or off -site) ❑ Certificate of No Negative Effect ❑ Demolition (total demolition) ® Certificate of Appropriateness ® Historic Landmark Lot Split ❑ -Minor Historic Development ® -Major Historic Development ® -Conceptual Historic Development ❑ -Final Historic Development ❑ -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc. The house was originally built in 1887/1888 for Ed & Jenny Nevitt and sits on the corner of Bleeker and 61n Street. The Victorian style house underwent it's most recent renovation in the late 1970's with the addition of a two story element in place of the rear porch plus a detached outbuilding which is currently used as a sewing room by the property's caretaker Donna Stuart. With the exception of these additions, the historic Nevitt home remains primarily intact with a historic coach house in the rear corner of the property. WEST BLEEKE STREET �I Oil 42'-O" 48'-0" I 635 N. SLEEKER I 631 W. BLEEKER I I I C� 5'' "5.-0", I I I I IFRONT YARD I ; I SETBACK I SIDE YARD 5ETBAGK I I I II I IL I I _ I I I NEW LOT CREATED WITH H15TORIC LOT 5PLIT ' I , v HOUSE IN ORIGINAL I I I I__ I I 1 LOCATION W/ J I UNDISTURBED FOUNDATION i I I I ® I I WALK I I I 1R I I I 1 I I 1 I I I I I �► I --+- I I �� LOT SPLIT LOT LINE I I I I I I • � 1 I I I � I �� � � I I I PTUDIO TO BE DEMOLISHED I I III I I I EXISTING GARAGE � 1rII�--- I - - I - -e -- -- --ems- -_ -- -- -- - -- --. _ [ NORTH ALLEY BLOCK 24 EDGE OF GRAVEL PHA5E I - SITE PLAN = ORDINANCE NO.34 (Series of 2002) AN EMERGENCY ORDINANCE OF THE ASPEN CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, TO GRANT APPROVAL FOR A SUBDIVISION EXEMPTION FOR AN HISTORIC LANDMARK LOT SPLIT AT 635 W. BLEEKER STREET, LOTS A, B, AND C, BLOCK 24, CITY AND TOWNSITE OF ASPEN PARCEL ID#: 2735-124-44-001 WHEREAS, pursuant to Sections 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D) of the Municipal Code, a Historic Landmark Lot Split is a subdivision exemption subject to review and approval by City Council after obtaining a recommendation from the Historic Preservation Commission (hereinafter HPC); and WHEREAS, the applicants, Kruidenier Charitable Foundation, represented by Randall and Allison Bone, and Consortium Architects, have requested approval to split a 9,000 square foot parcel located at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, into one parcel of 4,200 square feet and one parcel of 4,800 square feet; and WHEREAS, the Community Development Department has reviewed the application and recommends approval of the Historic Landmark Lot Split; and WHEREAS, the HPC reviewed the request for the historic lot split at a properly noticed public hearing on June 12, 2002 and recommended approval; and WHEREAS, the Aspen City Council reviewed and considered the subdivision exemption under the applicable provisions of the Municipal Code as identified herein, reviewed and considered those recommendations made by the Community Development Department, and the Historic Preservation Commission, and took and considered public comment at a public hearing held on July 22, 2002, then approved the lot split via Ordinance #23, Series of 2002; and WHEREAS, the City Council found that the Historic Landmark Lot Split meets or exceeds all applicable development standards of the above referenced Municipal Code sections; and WHEREAS, it was recognized subsequently that Ordinance #23, Series of 2002 noted new lot sizes that were not what was represented on the site plan and in the application, and that a new Ordinance would be needed before the Plat and Subdivision Exemption Agreement could be accepted by the City; and WHEREAS, the applicant has a planned closing date on one of the new lots and is in need of a correction to the Ordinance in a timely manner; and WHEREAS, adoption of an emergency Ordinance is an appropriate action and will meet the applicant's needs and Ordinance #34, Series of 2002 shall hereby replace Ordinance #23, Series of 2002; and WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the public health, safety and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1 Pursuant to Sections 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D) of the Municipal Code, and subject to those conditions of approval as specified herein, the City Council finds as follows in regard to the subdivision exemption: 1. The applicant's submission is complete and sufficient to afford review and evaluation for approval; and 2. The subdivision exemption is consistent with the purposes of subdivision as outlined in Section 26.480 of the Municipal Code, which purposes include: assist in the orderly and efficient development of the City; ensure the proper distribution of development; encourage the well -planned subdivision of land by establishing standards for the design of a subdivision; improve land records and survey monuments by establishing standards for surveys and plats; coordinate the construction of public facilities with the need for public facilities; safeguard the interests of the public and the subdivider and provide consumer protection for the purchaser; acquire and ensure the maintenance of public open spaces and parks, provide procedures so that development encourages the preservation of important and unique natural or scenic features, including but not limited to mature trees or indigenous vegetation, bluff, hillsides, or similar geologic features, or edges of rivers and other bodies of water, and, promote the health, safety and general welfare of the residents of the City of Aspen. Section 2 Pursuant to the findings set forth in Section 1, above, the City Council does hereby grant an Historic Landmark Lot Split subdivision exemption for 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen with the following conditions: 1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. This condition shall be noted on the plat. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. This condition shall be noted on the plat. 3. 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 the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable 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. Contain a plat note stating that the FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. Section 3 This Ordinance shall not have any effect on existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4 If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and shall not affect the validity of the remaining portions thereof. Section 5 This Ordinance was adopted under the procedures set forth in Section 4.11 of the Charter of the City of Aspen, Emergency Ordinances. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by the City Council of the City of Aspen on the day of , 2002. Helen Kalin Klanderud, Mayor ATTEST: Kathryn S. Koch, City Clerk FINALLY adopted, passed and approved this day of , 2002. Helen Kalin Klanderud, Mayor Kathryn S. Koch, City Clerk WES T BLEEKER STREET NORTH ALLEY PHASE I - SITE PLAN BLOCK 24 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDING COUNCIL APPROVAL OF AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 635 W. BLEEKER STREET, LOTS A-C, BLOCK 24, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO.31, SERIES OF 2002 PARCEL ID: 2735-124-44-001 WHEREAS, the applicants, Randall and Allison Bone, represented by Consortium Architects, have requested approval for Major Development Review (Final) for the property located at 635 W. Bleeker Street, Lots A-C, Block 24, 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 Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.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, Amy Guthrie, in her staff report dated July 24, 2002, performed an analysis of the application based on the standards, and recommended that the project be approved with conditions; and WHEREAS, at their regular meeting on July 24, 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 6 to 0. NOW, THEREFORE, BE IT RESOLVED: HPC recommends council approves Major Development Review (Final) 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado with the conditions listed below: 1. The HPC hereby approves a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating i the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. 3. On -site relocation of the house is not approved, but temporary relocation to install a basement under the house in its existing location is approved if the applicant provides a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover, a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure, and a relocation plan detailing how and where the building will be stored. 4. A cut sheet must be provided for any new windows to be installed in the historic building. 6. HPC recommends that most of the mature lilacs on the property be preserved (and pruned if desired) if possible. 5. HPC staff and monitor must approve a plan for the type and location of all exterior lighting fixtures prior to wiring, installation or purchase of them. The light fixtures must comply with the "City of Aspen Historic Preservation Design Guidelines" and the "City Lighting Code." 6. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available, before their installation. 7. No elements are to be added to the historic house that did not previously exist, other than what is approved by HPC. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 8. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 9. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 10. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 11. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 24th day of July, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk TO: THRU: FROM: RE: DATE: MEMORANDUM Mayor Klanderud and City Council Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director Amy Guthrie, Historic Preservation Officer M 635 W. Bleeker Street- Historic Landmark Lot Split, Second Reading of Ordinance No. 23, Series of 2002 July 22, 2002 SUMMARY: The applicant requests Council approval to subdivide a 9,000 square foot historic property into two 4,500 square foot parcels. This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a 191h century house and shed, which will remain together on one of the new lots. APPLICANT: Kruidenier Charitable Foundation, represented by Randall and Allison Bone, and Consortium Architects. PARCEL ID: 2735-124-44-001. ADDRESS: 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential). CURRENT LAND USE: 9,000 sq. ft. lot containing a single-family residence, garage, and shed. 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 development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A) (1) (c). Staff Finding: This proposal will create two 4,500 square foot lots, each of which will exceed the 3,000 square foot minimum set for Historic Landmark Lot Splits. Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which states that affordable housing mitigation will not be required for development of properties created through a historic landmark lot split. c) The lot under consideration, or airy 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. 2 Staff Finding: The subdivision exemption agreement shall be a condition of approval. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Staff Finding: No dwelling units will be demolished as part of this proposal. 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 maximum potential build out for this project is two units. Each of the parcels created by this lot split is permitted to have a single family house. 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 9,000 square feet and is located in the R-6 Zone District. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. 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 3 shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. Staff Finding: The two lots will be used wholly for residential purposes. The maximum floor area for the original parcel, containing a historical landmark in an R-6 zone, is 4,080 square feet. The applicant has received HPC approval for a 500 square foot FAR bonus, which is added to the 4,080 square feet allowed on the fathering parcel. The total FAR of 4,580 square feet is to be allocated as follows: 2,180 square feet to Lot A, which contains the historic house, and 2,400 square feet to Lot B, which will contain a new house in the future. The existing historic house on Lot A is approximately 2,000 square feet in size, so that the proposed lot split provides only enough floor area for a basement. There will not be any new large additions on this 19' century house, which is a very positive result of this project. C. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel. Staff Finding: Setback variances have been approved by HPC to retain the existing historic garage in its original location, and a variance has been approved to waive one on -site parking space in order to avoid cutting down trees. 26.470.070(C), 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. Staff Finding: At some time in the future, a single family residence will be built on the new parcel created by this lot split. A GMQS Exemption by the Community Development Director will be processed at that time. 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. 4 Staff Finding: HPC has held a hearing on this project and Council is holding a public hearing at Second Reading of this Ordinance. RECOMMENDATION: Staff and HPC recommend that Council adopt Ordinance #23, Series of 2002 for a Historic Landmark Lot Split at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado, into two lots of 4,500 square feet each, with the following conditions: 1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. This condition shall be noted on the plat. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. This condition shall be noted on the plat. 3. 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 the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable 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. Contain a plat note stating that the FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. RECOMMENDED MOTION "I move to adopt Ordinance #23, Series of 2002, for a Historic Landmark Lot Split at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado on Second Reading." 5 CITY MANAGER COMMENTS: Exhibits: Ordinance # 23, Series of 2002 A. Staff memo dated July 22, 2002 B. Application ORDINANCE NO.23 (Series of 2002) AN ORDINANCE OF THE ASPEN CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, TO GRANT APPROVAL FOR A SUBDIVISION EXEMPTION FOR AN HISTORIC LANDMARK LOT SPLIT AT 635 W. BLEEKER STREET, LOTS A, B, AND C, BLOCK 24, CITY AND TOWNSITE OF ASPEN PARCEL ID#: 2735-124-44-001 WHEREAS, pursuant to Sections 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D) of the Municipal Code, a Historic Landmark Lot Split is a subdivision exemption subject to review and approval by City Council after obtaining a recommendation from the Historic Preservation Commission (hereinafter HPC); and WHEREAS, the applicants, Kruidenier Charitable Foundation, represented by Randall and Allison Bone, and Consortium Architects, have requested approval to split a 9,000 square foot parcel located at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, into two lots of 4,500 square feet each; and WHEREAS, the Community Development Department has reviewed the application and recommends approval of the Historic Landmark Lot Split; and WHEREAS, the HPC reviewed the request for the historic lot split at a properly noticed public hearing on June 12, 2002 and recommended approval; and WHEREAS, the Aspen City Council has reviewed and considered the subdivision exemption under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered those recommendations made by the Community Development Department, and the Historic Preservation Commission, and has taken and considered public comment at a public hearing; and WHEREAS, the City Council finds that the Historic Landmark Lot Split meets or exceeds all applicable development standards of the above referenced Municipal Code sections; and WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the public health, safety and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1 Pursuant to Sections 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D) of the Municipal Code, and subject to those conditions of approval as specified herein, the City Council finds as follows in regard to the subdivision exemption: 1. The applicant's submission is complete and sufficient to afford review and evaluation for approval; and 2. The subdivision exemption is consistent with the purposes of subdivision as outlined in Section 26.480 of the Municipal Code, which purposes include: assist in the orderly and efficient development of the City; ensure the proper distribution of development; encourage the well -planned subdivision of land by establishing standards for the design of a subdivision; improve land records and survey monuments by establishing standards for surveys and plats; coordinate the construction of public facilities with the need for public facilities; safeguard the interests of the public and the subdivider and provide consumer protection for the purchaser; acquire and ensure the maintenance of public open spaces and parks, provide procedures so that development encourages the preservation of important and unique natural or scenic features, including but not limited to mature trees or indigenous vegetation, bluff, hillsides, or similar geologic features, or edges of rivers and other bodies of water, and, promote the health, safety and general welfare of the residents of the City of Aspen. Cpctinn 2 Pursuant to the findings set forth in Section 1, above, the City Council does hereby grant an Historic Landmark Lot Split subdivision exemption for 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen with the following conditions: 1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. This condition shall be noted on the plat. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. This condition shall be noted on the plat. 3. 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 the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable 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. Contain a plat note stating that the FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. Section 3 This Ordinance shall not have any effect on existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4 If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and shall not affect the validity of the remaining portions thereof. Section 5 A public hearing on the Ordinance was held on the 22nd day of July, 2002, in the City Council Chambers, Aspen City Hall, Aspen Colorado. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by the City Council of the City of Aspen on the 24th day of June, 2002. ATTEST: Kathryn S. Koch, City Clerk FINALLY, adopted, passed and approved this 22nd day of July, 2002. Helen Kalin Klanderud, Mayor ATTEST: Kathryn S. Koch, City Clerk Approved as to form: John P. Worcester City Attorney ORDINANCE NO.34 (Series of 2002) AN EMERGENCY ORDINANCE OF THE ASPEN CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, TO GRANT APPROVAL FOR A SUBDIVISION EXEMPTION FOR AN HISTORIC LANDMARK LOT SPLIT AT 635 W. BLEEKER STREET, LOTS A, B, AND C, BLOCK 24, CITY AND TOWNSITE OF ASPEN PARCEL ID#: 2735-124-44-001 WHEREAS, pursuant to Sections 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D) of the Municipal Code, a Historic Landmark Lot Split is a subdivision exemption subject to review and approval by City Council after obtaining a recommendation from the Historic Preservation Commission (hereinafter HPQ and WHEREAS, the applicants, Kruidenier Charitable Foundation, represented by Randall and Allison Bone, and Consortium Architects, have requested approval to split a 9,000 square foot parcel located at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, into one parcel of 4,200 square feet and one parcel of 4,800 square feet; and WHEREAS, the Community Development Department has reviewed the application and recommends approval of the Historic Landmark Lot Split; and WHEREAS, the HPC reviewed the request for the historic lot split at a properly noticed public hearing on June 12, 2002 and recommended approval; and WHEREAS, the Aspen City Council reviewed and considered the subdivision exemption under the applicable provisions of the Municipal Code as identified herein, reviewed and considered those recommendations made by the Community Development Department, and the Historic Preservation Commission, and took and considered public comment at a public hearing held on July 22, 2002, then approved the lot split via Ordinance #23, Series of 2002; and WHEREAS, the City Council found that the Historic Landmark Lot Split meets or exceeds all applicable development standards of the above referenced Municipal Code sections; and WHEREAS, it was recognized subsequently that Ordinance #23, Series of 2002 noted new lot sizes that were not what was represented on the site plan and in the application, and that a new Ordinance would be needed before the Plat and Subdivision Exemption Agreement could be accepted by the City; and WHEREAS, the applicant has a planned closing date on one of the new lots and is in need of a correction to the Ordinance in a timely manner; and WHEREAS, adoption of an emergency Ordinance is an appropriate action and will meet the applicant's needs and Ordinance #34, Series of 2002 shall hereby replace Ordinance #23, Series of 2002; and WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the public health, safety and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1 Pursuant to Sections 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D) of the Municipal Code, and subject to those conditions of approval as specified herein, the City Council finds as follows in regard to the subdivision exemption: 1. The applicant's submission is complete and sufficient to afford review and evaluation for approval; and 2. The subdivision exemption is consistent with the purposes. of subdivision as outlined in Section 26.480 of the Municipal Code, which purposes include: assist in the orderly and efficient development of the City; ensure the proper distribution of development; encourage the well -planned subdivision of land by establishing standards for the design of a subdivision; improve land records and survey monuments by establishing standards for surveys and plats; coordinate the construction of public facilities with the need for public facilities; safeguard the interests of the public and the subdivider and provide consumer protection for the purchaser; acquire and ensure the maintenance of public open spaces and parks, provide procedures so that development encourages the preservation of important and unique natural or scenic features, including but not limited to mature trees or indigenous vegetation, bluff, hillsides, or similar geologic features, or edges of rivers and other bodies of water, and, promote the health, safety and general welfare of the residents of the City of Aspen. Section 2 Pursuant to the findings set forth in Section 1, above, the City Council does hereby grant an Historic Landmark Lot Split subdivision exemption for 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen with the following conditions: 1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. This condition shall be noted on the plat. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. This condition shall be noted on the plat. 3. 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 the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable 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. Contain a plat note stating that the FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. SPetinn 3 This Ordinance shall not have any effect on existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4 If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and shall not affect the validity of the remaining portions thereof. Section 5 This Ordinance was adopted under the procedures set forth in Section 4.11 of the Charter of the City of Aspen, Emergency Ordinances. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by the City Council of the City of Aspen on the 19 day of , 2002. Helen Kalin K1.1fidei�ud, Mayor ATTEST: Kathryn S. h, City Clerk FINALLY adopted, passed and approved this 20 day of 2002. n Walik K1,6udeNd, Mayor Kathryn S. K.o h, City Clerk TO: THRU: FROM: RE: DATE: MEMORANDUM Mayor Klanderud and City Council Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director Amy Guthrie, Historic Preservation Officer 635 W. Bleeker Street- Historic Landmark Lot Split, First Reading of Ordinance No.23 , Series of 2002 June 24, 2002 SUMMARY: The applicant requests Council approval to subdivide a 9,000 square foot historic property into two 4,500 square foot parcels. This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a 19"' century house and shed, which will remain together on one of the new lots. APPLICANT: Kruidenier Charitable Foundation, represented by Randall and Allison Bone, and Consortium Architects. PARCEL ID: 2735-124-44-001. ADDRESS: 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential). CURRENT LAND USE: 9,000 sq. ft. lot containing a single-family residence, garage, and shed. 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 development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A) (1) (c). Staff Finding: This proposal will create two 4,500 square foot lots, each of which will exceed the 3,000 square foot minimum set for Historic Landmark Lot Splits. Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which states that affordable housing mitigation will not be required for development of 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 ofgood cause. Staff Finding: The subdivision exemption agreement shall be a condition of approval. PA In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Staff Finding: No dwelling units will be demolished as part of this proposal. 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 maximum potential build out for this project is two units. Each of the parcels created by this lot split is permitted to have a single family house. 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 9,000 square feet and is located in the R-6 Zone District. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. 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. 7 If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. Staff Finding: The two lots will be used wholly for residential purposes. The maximum floor area for the original parcel, containing a historical landmark in an R-6 zone, is 4,080 square feet. The applicant has received HPC approval for a 500 square foot FAR bonus, which is added to the 4,080 square feet allowed on the fathering parcel. The total FAR of 4,580 square feet is to be allocated as follows: 2,180 square feet to Lot A, which contains the historic house, and 2,400 square feet to Lot B, which will contain a new house in the future. The existing historic house on Lot A is approximately 2,000 square feet in size, so that the proposed lot split provides only enough floor area for a basement. There will not be any new large additions on this 19`h century house, which is a very positive result of this project. C. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel. Staff Finding: Setback variances have been approved by HPC to retain the existing historic garage in its original location, and a variance has been approved to waive one on -site parking space in order to avoid cutting down trees. 26.470.070(C), 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. Staff Finding: At some time in the future, a single family residence will be built on the new parcel created by this lot split. A GMQS Exemption by the Community Development Director will be processed at that time. 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 has held a hearing on this project and Council is holding a public hearing at Second Reading of this Ordinance. 0 RECOMMENDATION: Staff and HPC recommend that Council approve the Historic Landmark Lot Split application for 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado, into two lots of 4,500 square feet each, with the following conditions: 1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. This condition shall be noted on the plat. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. This condition shall be noted on the plat. 3. 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 the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable 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. Contain a plat note stating that the FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. RECOMMENDED MOTION "I move to approve Ordinance #_, Series of 2002, for a Historic Landmark Lot Split at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado on First Reading." CITY MANAGER COMMENTS: Exhibits: Ordinance #_, Series of 2002 A. Staff memo dated June 24, 2002 B. Application 5 ORDINANCE NO. (Series of 2002) AN ORDINANCE OF THE ASPEN CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, TO GRANT APPROVAL FOR A SUBDIVISION EXEMPTION FOR AN HISTORIC LANDMARK LOT SPLIT AT 635 W. BLEEKER STREET, LOTS A, B, AND C, BLOCK 24, CITY AND TOWNSITE OF ASPEN PARCEL ID#: 2735-124-44-001 WHEREAS, pursuant to Sections 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D) of the Municipal Code, a Historic Landmark Lot Split is a subdivision exemption subject to review and approval by City Council after obtaining a recommendation from the Historic Preservation Commission (hereinafter HPC); and WHEREAS, the applicants, Kruidenier Charitable Foundation, represented by Randall and Allison Bone, and Consortium Architects, have requested approval to split a 9,000 square foot parcel located at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, into two lots of 4,500 square feet each; and WHEREAS, the Community Development Department has reviewed the application and recommends approval of the Historic Landmark Lot Split; and WHEREAS, the HPC reviewed the request for the historic lot split at a properly noticed public hearing on June 12, 2002 and recommended approval; and WHEREAS, the Aspen City Council has reviewed and considered the subdivision exemption under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered those recommendations made by the Community Development Department, and the Historic Preservation Commission, and has taken and considered public comment at a public hearing; and WHEREAS, the City Council finds that the Historic Landmark Lot Split meets or exceeds all applicable development standards of the above referenced Municipal Code sections; and WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the public health, safety and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1 Pursuant to Sections 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D) of the Municipal Code, and subject to those conditions of approval as specified herein, the City Council finds as follows in regard to the subdivision exemption: 1. The applicant's submission is complete and sufficient to afford review and evaluation for approval; and 2. The subdivision exemption is consistent with the purposes of subdivision as outlined in Section 26.480 of the Municipal Code, which purposes include: assist in the orderly and efficient development of the City; ensure the proper distribution of development; encourage the well -planned subdivision of land by establishing standards for the design of a subdivision; improve land records and survey monuments by establishing standards for surveys and plats; coordinate the construction of public facilities with the need for public facilities; safeguard the interests of the public and the subdivider and provide consumer protection for the purchaser; acquire and ensure the maintenance of public open spaces and parks, provide procedures so that development encourages the preservation of important and unique natural or scenic features, including but not limited to mature trees or indigenous vegetation, bluff, hillsides, or similar geologic features, or edges of rivers and other bodies of water, and, promote the health, safety and general welfare of the residents of the City of Aspen. Section 2 Pursuant to the findings set forth in Section 1, above, the City Council does hereby grant an Historic Landmark Lot Split subdivision exemption for 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen with the following conditions: 1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. This condition shall be noted on the plat. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. This condition shall be noted on the plat. 3. 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 the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable 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. Contain a plat note stating that the FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. Section 3 This Ordinance shall not have any effect on existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4 If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and shall not affect the validity of the remaining portions thereof. Section 5 A public hearing on the Ordinance was held on the 22nd day of July, 2002, in the City Council Chambers, Aspen City Hall, Aspen Colorado. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by the City Council of the City of Aspen on the 24th day of June, 2002. ATTEST: Kathryn S. Koch, City Clerk FINALLY, adopted, passed and approved this 22nd day of July, 2002. Helen Kalin Klanderud, Mayor ATTEST: Kathryn S. Koch, City Clerk Approved as to form: John P. Worcester City Attorney w w 114 WES T BLEEKER STREET NORTH ALLEY PHASE I - SITE PLAN I/b" = 1'-0" BLOCK 24 PROJECT: Land Use Application THE CITY of ASPEN Name: Nevitt Historic Lot Split Location: 635 W Bleeker Street Lots A. Band C Block 24 City and Town Cite of Aspen, 12 APPLICANT: street address, lot & block number or metes and bounds description of Name: Kruidenier Charitable Foundation Lisa Kruidenier — Secretary Address: 3409 Southern Hills Drive Des Moines IA 50321 Phone #: (515) 284-8117 Fax#: E-mail: RrDRrCrNT.fTIVF- Name: Randall and Allison Bone Address: 117 ABC Suite #101 Aspen CO 81611 Phone #: Fax#: (707)988-7101 E-mail: rbone@sunnseco.com TYPE OF APPLICATION: (please check all that apply): Historic Designation ® Relocation (temporary, on or off-si:c) ❑ Certificate of No Negative Effect ❑ Demolition (total demolition) ® Certificate of Appropriateness ® Historic Landmark Lot Split ❑ -Minor Historic Development ® -Major Historic Development ® -Conceptual Historic Development ❑ -Final Historic Development ❑ -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) The house was originally built in 1887/1888 for Ed & Jenny Nevitt and sits on the corner of Bleeker and 6th Street. The Victorian style house underwent it's most recent renovation in the late 1970's with the addition of a two story element in place of the rear porch plus a detached outbuilding which is currently used as a sewing room by the property's caretaker Donna Stuart. With the exception of these additions, the historic Nevitt home remains primarily intact with a historic coach house in the rear corner of the property. HISTORIC HOME 635 west bleeker st., RENOVATION aspen, colorado H P C PHASE 1 PACKAGE JULY 24, 2002 consortium I architects I P.O.B. 3662, aspen colorado 81612 (970) 925 . 6797 f a x: (970) 925 6797 e-mail: rally ®aspeninfo. corn • s� a, PHASE I - MAIN LEVEL PLAN NORTH (A) PHASE I - UFFER LEVEL PLAN 1/4" = 1'-0" as BELOW .0 0 fV NORTH FHASE I -ROOF FLAN 0 XISTING RO* "O REMAIN NEW SKYLIGHT 0 /4 11 = 1 1 - O II n T.O. F.F. @ UPPER ELEV ldk T.O. F.F. @ MAIN ELEV FHASE I - NORTH ELEVATION 0 • PHASE I a EAST ELEVATION 1/411 m 1 1-O 11 � T.O. F.F. @UPPER T.O. F.F. @ MAIN ELEV. 100'-0" • =I==MI A it rl I Ir NDOWS II\ L/\IJI II{V WINDOW 0"FENIN0 FHASE I — SOUTH ELEVATION /_T 11 _ I l e 0 11 T.O. F.F. (g UPPER ELEV. I10'-6" V.I.F. oL T.O. F.F. g MAIN ELEV. I00'-O" � T.O. F.F. ©UPPER ELEV. 110'-61, V.I.F. T.O. F.F. ® MAIN ELEV. 100'-0" FHASE I = VNEST ELEVATION 1 /4 _ - O HISTORIC HOME 635 west bleeker st., RENOVATION aspen, colorado H P C PHASE 2 PACKAGE JULY 241 2002 consortium I a rc h I to cts I P.O.B. 3662, aspen colorado 81612 (970) 925 . 6797 fax: (970) 925 6797 e-mail: rally @aspeninfo. com LINE OF GH I MNEY ABOVE NORTH (V)- FHASE 1 /411 = 1 y 0 II LOWER LEVEL FLAN 0 • • META RAIL ENCLOSED PORCH -m NORTH (A) T.O. F.F. ELEV. 100'-0" PORGH 0 TA I ENTRY 0 EXISTING DOOR TO REMAIN O �I DESK OFFIGE C� METAL RAILING KITGHEN PANTRY � � POWDER 0 RANGE O O 0 u LAUNDRY 51NK 0 UPPERS DOOR TO DRYER ' WASHER BE FIXED -T- - -I-� DEW SINK 36" REF. I i METAL RAILING METAL GRATE PHASE 2 - MAIN LEVEL FLAN 1/41I 1'_O 11 E 0 mr, J (PHASE 2 - UPPER LEVEL PLAN 1/411 i 11-011 BELOW • E 11 le' NORTH MN& ROOF ZEMAI N 5KYL I GHT5 0 0 PHASE 2 - ROOF PLAN /4 11 - I 1 -0 11 • � T.O. F.F. @UPPER ELEV. i 10'-6" V.I.F. oL T.O. F.F. � MAIN ELEV. 100'-0" T.O. GONG. g LOWER ELEV. GO'-O" PHASE 2 - NORTH ELEVATION /411 = 1 1-0 11 46 0 • 11-1 11-1 1 i I - Kt=lwl -1 1i.l AT PHASE 2 -EAST ELEVATION qL O.F.F. ® UPPEREV. 110'-6" V.I.F. � T.O. F.F. @ MAIN —ELEV. 100'-0" oL T.O. GONG. @ LOWER ELEV. QO'—O" �. F.F. @ UPPER .EV. 110'-&" V.I.F. IM D. F.F. @ MAIN .EV. 100'-0" T.O. GONG. @ LOWER V. q0'-O" PHASE 2 - SOUTH ELEVATION 1/4" e I'-O" 0 0 • • '.O. F.F. ® UPPER :LEV. AIL '.O. F.F. © MAIN I ' T.O. GOING. (p LOWER ELEV. q0'-O" FMASE 2 _ WEST ELEVATION 1/411 1 I-O 11 0 • 44 C� v 1 a WES T BLEEKER STREET Q 42--0" 48'-0" f- i= i I O, 635 kY BLEEKER I 631 kV. 3LFFKER I I I I PORCH FRONT YARD I 1 SETBACK I I I I I _ I SIDE YARD r - - - - - SETBACK I I I I I If I I I I I I I NEW LOT CREATED WITH HISTORIC j I LOT SPLIT I I I I I L16HTWELL 1 II 1 I I I I 1 II 1 1 I I I 1 II I 1 I I I �L I 1 I I 1 I I I I I I I I I I I I I I I�I I 1 I I I I I I I I I I I I 1 I -T r--1, I I I I I LOT SPLIT LOT LINE I j I I I I I I I I I I I I I I I I I I I I I I I I FORMER LOCA7ION\1� I I OF STUDIO I 1 I I I I 1 I I I I II 11 I 1 I I I i it I I I I 1 I I I I II I L j EXISTING GARAGE 1 I I I NORTH ALLEY BLOCK 24 EDGE OF GRAVEL PHASE 2 - SITE PLAN 0 WALK ru RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDING COUNCIL APPROVAL OF A HISTORIC LANDMARK LOT SPLIT AND APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), VARIANCES, AND TEMPORARY RELOCATION FOR THE PROPERTY LOCATED AT 635 W. BLEEKER STREET, LOTS A-C, BLOCK 24, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 23, SERIES OF 2002 PARCEL ID: 2735-124-44-001 WHEREAS, the applicants, Randall and Allison Bone, represented by Consortium Architects, have requested approval for a Historic Landmark Lot Split, Major Development Review (Conceptual), On -site Relocation, and Variances for the property located at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and WHEREAS, in order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(2), Subdivision Exemptions, Lot Split The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A) (1) (c). c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot 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 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. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. g) Maximum potential 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. 26.480.030(A)(4), Subdivision Exemptions, Historic Landmark Lot Split The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. C. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel; and 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 g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained; and WHEREAS, in order to grant a parking reduction, per Section 26.415.110.C, the following standard must be met: 1. The parking reduction and waiver of payment -in -lieu fees maybe approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district, and WHEREAS, in order to grant an exemption from the method for calculation of the FAR of garages, per Section 26.314.040, the HPC must make a finding that the following three (3) circumstances exist: I. The grant of variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Community Plan and this Title, 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure, and 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district, and would cause the applicant unnecessary hardship or practical difficulty. In determining whether an applicant's rights would be deprived, the board shall consider whether either of the following conditions apply: a. There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not result from the actions of the applicant; or b. Granting the variance will not confer upon the applicant any special privilege denied by the Aspen Area Community Plan and the terms of this Title to other parcels, buildings, or structures, in the same zone district; and WHEREAS, in order to approve Relocation of a historic structure, per Section 26.415.090.C, the HPC must find that the proposal meets any one of the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security; and WHEREAS, Amy Guthrie, in her staff report dated June 12, 2002, performed an analysis of the application based on the standards, and recommended that the project be approved, except for On -Site Relocation of the historic house, with conditions; and WHEREAS, at their regular meeting on June 12 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, except for On -Site Relocation, and approved the application with conditions by a vote of 5-0. NOW, THEREFORE, BE IT RESOLVED: HPC recommends council approve the Historic Landmark Lot Split application for 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado, and that the HPC approves Major Development Review (Conceptual), and Variances with the conditions listed below. HPC denies the request to move the location of the historic house on the site be denied finding that the review criteria are not met, but approves installation of a basement under the house in its existing location. 1. The HPC hereby approves a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. 3. The skylight must be eliminated from the west side of the historic house. 4. On -site relocation of the house is not approved, but temporary relocation to install a basement under the house in its existing location is approved if the applicant provides a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover, a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure, and a relocation plan detailing how and where the building will be stored. 5. 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 the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable 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 Office zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. 6. HPC recommends that most of the mature lilacs on the property be preserved (and pruned if desired) if possible. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of June, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Directo� FROM: Amy Guthrie, Historic Preservation Officer Katie Ertmer, Historic Preservation Intern RE: 635 W. Bleeker Street- Historic Landmark Lot Split, Major Development Review (Conceptual), On -site Relocation, and Variances- Public Hearing DATE: June 12, 2002 SUMMARY: This property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains a 191h century house and shed. The proposal before HPC involves alterations to the historic property in two phases. The first proposed phase includes a lot split, minor changes to the existing historic house and outbuilding, and the demolition of a nonhistoric outbuilding. The second proposed phase includes lifting the house and moving it 10 feet north, creation of a basement addition, and installation of skylights. The proposal also requests variances for a waiver of one parking space, setback variances, a 500 square foot FAR bonus, and exemption from the method used to calculate FAR for garages. APPLICANT: Kruidenier Charitable Foundation, represented by Randall and Allison Bone, and Consortium Architects PARCEL ID: 2735-124-44-001 ADDRESS: 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential) CURRENT LAND USE: 9,000 sq. ft. lot containing a single-family residence, garage, and shed. 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 development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A) (1) (c). Staff Finding: This proposal will create two 4,500 square foot lots, each of which will exceed the 3,000 square foot minimum set for Historic Landmark Lot Splits. Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which states that affordable housing mitigation will not be required for historic properties. 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. 2 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. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Staff Finding: No dwelling units will be demolished as part of this proposal. 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 maximum potential build out for this project is two units. Each of the parcels created by this lot split is permitted to have a single family house. 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 9,000 square feet and is located in the R-6 Zone District. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. 3 In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. if the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. Staff Finding: The two lots will be used wholly for residential purposes. The maximum floor area for the original parcel, containing a historic landmark in an R-6 zone, is 4,080 square feet. The applicant is requesting a 500 square foot FAR bonus, discussed below. The total FAR of 4,580 square feet is to be allocated as follows: 2,180 square feet to Lot A, which contains the historic house, and 2,400 square feet to Lot B, which will contain a new house in the future. The existing historic house on Lot A is approximately 2,000 square feet in size, so that the proposed lot split provides only enough floor area for a new basement addition. There will not be any new large above grade construction on this 19`h century house, which is a very positive result of this project. C. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel. Staff Finding: Setback and parking variances are only being requested for the parcel that contains a historic structure. The proposed 500 square foot FAR bonus will be applied to the original parcel, bringing the maximum FAR to 4,580 toal for the entire development and allocated as noted in the staff finding above. The FAR bonus will be discussed in detail below. 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 11 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 are not met by the proposal. Chapter 7 of the guidelines relates to the treatment of roofs on landmark houses. Staff finds that there is a conflict with standards in this chapter that addresses conceptual concerns regarding the addition of a skylight on the west (street facing) side of the roof. Treatment of Roofs 7.3 Minimize the visual impacts of skylights and other rooftop devices. ❑ Flat skylights that are flush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed. ❑ A skylight or solar panel should not interrupt the plane of a historic roof. It should be positioned below the ridgeline. Staff Finding: *Please note that the drawings are mislabeled as to the east and west sides of the house. The roof is a major feature of the house, which contributes to its historic character. The policy regarding roofs is that the character of a historical roof should be preserved. The proposed additions of several skylights in the non -historic addition meet the criteria. However, staff has a concern about the addition of one skylight on the west side of the roof. This section of the house is historic and appears on the Sanborne map. Staff has a concern that the proposed skylight is in an obvious location that is visible from North Sixth Street and does not meet the requirement of Guideline 7.3 that the visual impacts of skylights must be minimized. 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 f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Finding: Staff finds that the design of the project, with the elimination of the west skylight, and a determination by HPC that the historic house may not be moved, to be discussed below, meets all the standards. This existing historic structure will be maintained as a key element of the property with the only minor changes and the addition of a basement, which will preserve the integrity of the building. The proposed project will retain the historic garage. There are no proposed changes to the landscape. Staff finds that the proposed 500 square foot FAR bonus should be granted because the applicant has chosen to maintain the integrity of the existing structure by not constructing any large additions, with the exception of a basement, and will be applying the remaining FAR to the construction of a house on the second lot created by the proposed lot split. 2 SETBACK VARIANCES The setback variances needed in order to maintain the historic garage in its existing location are: a 5 foot rear yard setback variance and a 5 foot west sideyard setback variance. The criteria, per Section 26.415.110.0 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: Staff finds that the setback variances are appropriate because they maintain the current location of the garage, in the corner of the property. This is fairly typical of alley buildings on historic properties and provides the greatest possible distance between this detached structure and the historic house. This standard is met and the setback variances should be granted. ON -SITE PARKING VARIANCE The applicant requests a waiver of one on -site parking space. Per Section 26.415.110.C, parking reductions are permitted for designated historic properties on sites unable to contain the number of on -site parking spaces required by the underlying zoning. Commercial designated historic properties may receive waivers of payment -in -lieu fees for parking reductions. I. The parking reduction and waiver of payment -in -lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district. Staff Finding: The site plan shows several mature trees located in the area meant to serve as on -site parking. Staff s position is that it is better to waive the requirement for the second parking space rather than eliminate the existing, mature landscaping. Mature trees cannot be removed from private property unless it is approved by the Parks Department. Staff does recommend that the HPC waive one parking space. If the Parks Department prefers that the trees not be cut down, there is no place else on the site that would be appropriate to the architectural character of the historic resource to put the parking. The design guidelines do not refer specifically to this issue other than to say that the only location for parking that can be supported in a circumstance like this is off of the alley 7 GARAGE FAR VARIANCE The application requires a variance from the language in the Municipal Code that states that a garage has to be entered from an alley, if one exists, in order to be excluded from FAR calculations. This property has a historic garage that cannot meet that standard unless it is moved to face the alley, which will be proposed by the applicant if the variance is not granted. According to Section 26.314.040, in order to authorize a variance from the dimensional requirements of Title 26, the HPC must make a finding that the following three (3) circumstances exist: 1. The grant of variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Community Plan and this Title; Staff Finding: Staff finds that the proposed variance is consistent with the goals of the historic preservation aspects of the AACP. Changing the orientation of the garage would compromise its historical integrity. 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and Staff Finding: Staff finds that this is the minimum variance that would allow use of the garage in its historic location. 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district, and would cause the applicant unnecessary hardship or practical difficulty. In determining whether an applicant's rights would be deprived, the board shall consider whether either of the following conditions apply: a. There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not result from the actions of the applicant; or Staff Finding: The property is designated historic and is therefore subject to design review criteria. Section 8.5 of the design guidelines recommends maintaining the location of secondary structures on historic properties. The applicant should not be denied an FAR exclusion available to all other properties because of this circumstance. b. Granting the variance will not confer upon the applicant any special privilege denied by the Aspen Area Community Plan and the terms of this Title to other parcels, buildings, or structures, in the same zone district, and Staff Finding: Staff finds that granting the variance does not confer special privileges to the parcel. Staff recommends that the variance for the garage entrance be granted. ON -SITE RELOCATION The intent of the Historic Preservation ordinance is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. 26.415.090.0 Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; or 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. Preserving Building Locations and Foundations 9.1 Proposals to relocate a building will be considered on a case -by -case basis. ❑ In general, relocation has less of an impact on individual landmark structures than those in a historic district. 9 ❑ It must be demonstrated that relocation is the best preservation alternative. ❑ Rehabilitation of a historic building must occur as a first phase of any improvements. ❑ A relocated building must be carefully rehabilitated to retain original architectural details and materials. ❑ 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. ❑ The design of a new structure on the site should be in accordance with the guidelines for new construction. ❑ In general, moving a building to an entirely different site or neighborhood is not approved. 9.4 Site the structure in a position similar to its historic orientation. ❑ It should face the same direction and have a relatively similar setback. ❑ It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 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 proposed lot split does not merit a relocation of the historic house. There is no convincing reason why the house must be moved forward. One of the merits of the project is that no addition is being planned which might necessitate moving the house to insulate it from new construction. This is a primary justification for granting the 500 square foot FAR bonus. The applicant has suggested that the historic house should be moved forward so that it aligns with the front setback of the future house on Lot B. The guidelines suggest that new buildings on historic properties should reflect the setbacks established by the historic structure. Because the historic house is on a corner, rather than an interior lot, staff does not find that alignment is as an important a factor in making sure the old house is not "lost' in the streetscape, and the new house may not need to be set as far back as the historic house. It is more appropriate to maintain the existing structure in its historic location. Staff finds that none of the relocation standards are met to allow moving the house forward. Adding a basement to the house in its existing location is an acceptable preservation plan and will meet the criteria if the applicant provides information from the housemover on the feasibility of lifting the building (received), a bond or letter of credit to insure the safe relocation of the structure, and a plan for how and where the building will be temporarily stored and protected. RECOMMENDATION: Staff recommends that HPC recommends Council approve the Historic Landmark Lot Split application for 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado, and that the HPC approve Major Development Review (Conceptual), and Variances with the conditions listed below. Staff recommends that the request to move the location of the historic house on the site be denied finding that the review criteria are not met, but that installation of a basement under the house in its existing location be approved. 10 1. The HPC hereby approves a 500 square foot FAR bonus, waiver of one parking space for Lot A, a five foot rear yard setback variance and a five foot west sideyard setback variance for the existing historic garage, and a variance from the method for calculating the floor area for the historic garage so that it receives the typical exemption despite the fact that it is not accessed from the alley. 2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in the future, and this results in there being sufficient open area to provide a parking space, the space will have to be installed, after approval of a site plan by the Historic Preservation Officer, within 6 months of the date that the trees are removed. 3. The proposed skylight on the west side of the historic house is not approved and must be eliminated from the plan set. 4. On -site relocation of the house is not approved, but temporary relocation to install a basement under the house in its existing location is approved if the applicant provides a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover, a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure, and a relocation plan detailing how and where the building will be stored. 5. 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 the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B 2,400 square feet, which shall be noted on the plat. RECOMMENDED MOTION: "I move to approve Resolution #_, Series of 2002." Exhibits: Resolution #_, Series of 2002 A. Staff memo dated June 12, 2002 B. Relevant Design Guidelines C. Application 11 "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. ❑ 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. ❑ Greater flexibility in installing new windows may be considered on rear walls. ❑ 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. ❑ Significantly increasing the amount of glass on a character -defining facade will negatively affect the integrity of a structure. Treatment of Roofs 7.3 Minimize the visual impacts of skylights and other rooftop devices. ❑ Flat skylights that are flush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed. ❑ A skylight or solar panel should not interrupt the plane of a historic roof. It should be positioned below the ridgeline. Secondary Structures 8.1 If an existing secondary structure is historically significant, then it must be preserved. ❑ When treating a historic secondary building, respect its character -defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. o If a secondary structure is not historically significant, then its preservation is optional. 8.4 A garage door should be compatible with the character of the historic structure. ❑ 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. 8.5 Avoid moving a historic secondary structure from its original location. ❑ A secondary structure may only be repositioned on its original site to preserve its historic integrity. Preserving Building Locations and Foundations 9.1 Proposals to relocate a building will be considered on a case -by -case basis. ❑ 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. a Rehabilitation of a historic building must occur as a first phase of any improvements. 12 o A relocated building must be carefully rehabilitated to retain original architectural details and materials. ❑ 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. ❑ 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. 9.4 Site the structure in a position similar to its historic orientation. ❑ It should face the same direction and have a relatively similar setback. ❑ It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.7 A lightwell may be used to permit light into below -grade living space. ❑ In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). ❑ The size of a lightwell should be minimized. ❑ 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. ❑ The size of a lightwell should be minimized. ❑ 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. 13 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDING COUNCIL APPROVAL OF A HISTORIC LANDMARK LOT SPLIT AND APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), V ANCES, AND TEMPORARY RELOCATION FOR THE PROPERTY LOCATED A 35 W. BLEEKER STREET, LOT A-C, BLOCK 24, CITY AND T WNSITE OF ASPEN, COLD O RESOL ION NO. _, SERIES OF 02 PAR L ID: 2735-124-44-001 WHEREAS, the applicants, Randall anAllison Bone, repr sented by Consortium Architects, have requested approval for a Historic Landmark Lot lit, Major Development Review (Conceptual), On -site Relocation, and V 'ances for the roperty located at 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsi of Aspen, olorado. The property is listed on the "Aspen Inventory of Historic Landmark Sites d Struct es;" and WHEREAS, in order to complete a Historic L dm k Lot Split, the applicant shall meet the following requirements of Aspen Land Use Co ection 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, Lrent i The split of a lot for the purpose of the develone detached single-family dwelling on a lot formed by a lot split granted subsequent tmb r 14, 1977, where all of the following conditions are met: a) The land is not located in a sub 'vision approve4 by either the Pitkin County Board of County Commissioners or t e City Council, the land is described as a metes and bounds parcel which has of been subdivide after the adoption of subdivision regulations by the City of As en on March 24, 196 ; and b) No more than two (2) to are created by the lot lit, both lots conform to the requirements of the undkrlying zone district. Any lot for which development is proposed will mitig¢te for affordable hous g pursuant to Section 26.100.040(A) (1) (c). c) The lot under consideration, or any part thereof, was no reviously the subject of a subdivision exemption under the provisions of this hapter 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, nd 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 b. Contain a plat note stating that the lots contained therein/shall be prohibited from further subdivision and any development of the to s will comply with the applicable provisions of the Land Use Code in effect al the time of application; C. Co tain a plat note stating that all new developmen on the lots will conform to the mensional requirements of the Office zone istrict, except the variances appro ed by the HPC. d. The F on the two lots created by this lot s it shall be allocated as follows: Lot A sh�il receive 2,180 square feet and Lot 2,400 square feet, which shall be noted on tlib,Wat. APPROVED BY THE COMNiISSION at its regular Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSI Suzannah Reid, Chair ATTEST: i Kathy Strickland, Chief Deputy Clerk ng on the 12 h day of June, 2002. vo-so z3 Land Use Application PROJECT: 7L W Twurmvnc Aa..., Name: Nevitt Historic Lot Split Location: 635 W Bleeker Street. Lots A B and C Block 24 City and Town Cite of Aspen APPLICANT: street address, lot & block number or metes and bounds description of Name: Kruidenier Charitable Foundation Address: 3409 Southern Hills Drive Des Moines Phone #: REPRESENTATIVE: Fax#: Lisa Kruidenier — Secretary IA 50321 Name: Randall and Allison Bone Address: 117 ABC Suite #101 Aspen CO 81611 Phone #: (970)_9.20-9911 Fax#: 707)988-7101 E-mail: rboneAsunriseco.com 1 YPE OF APPLICATION: please check all that apply): ® Historic Designation ® Relocation (temporary, on or off -site) ❑ Certificate of No Negative Effect ❑ Demolition (total demolition) ❑ Certificate of Appropriateness ® Historic Landmark Lot Split ❑ -Minor Historic Development ® -Major Historic Development ® -Conceptual Historic Development ❑ -Final Historic Development ❑ -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc. The house was originally built in 1887/1888 for Ed & Jenny Nevitt and sits on the corner of Bleeker and 61h Street. The Victorian style house underwent it's most recent renovation in the late 1970's with the addition of a two story element in place of the rear porch plus a detached outbuilding which is currently used as a sewing room by the property's caretaker Donna Stuart. With the exception of these additions, the historic Nevitt home remains primarily intact with a historic coach house in the rear corner of the property. PROPOSAL: (description of props buildings, uses, modifications, etc.) The historic home will be renovated in two phases (the phases may or may not be done at the same time) that are intended to protect and preserve the historic character of the home while significantly improving the interior function of the home. The first phase of the minor renovation includes: • Kitchen remodel including the enlargement of a nonhistoric south -facing window. • Upstairs remodel that includes the addition of three windows in the existing nonhistoric addition. • Addition of skylight to the small nonhistoric roof addition in the rear of the home. • The new windows and skylights are located away from the primary street facades to minimize their impact. • Existing out swing garage doors will be changed to an automatic garage door, while still preserving the historic coach house opening. Demolition of existing nonhistoric detached outbuilding. Phase H consist of the following: • Lifting the house and moving it 10' north, toward Bleeker Street to protect the historic resource from being overwhelmed by the likely location of new construction on adjacent lot. • Basement addition with lightwells • Addition of skylights to the small nonhistoric roof addition in the rear of the home. 500 S.F. FAR bonus and allocation of FAR: As outlined above, renovations to the home are relatively minor and intend to preserve an intact historic structure. There will not be any further addition to the historic home besides the basement, thereby preserving it in its current configuration, which presents primarily intact street facades on both of it street sides. The FAR for the property is being allocated in a manner to allow only sufficient remaining FAR in Lot A (historic home) to permit the addition of the basement, thereby ensuring that no significant additions will be made to the historic home in the future. The current home is approximately 2,054 square feet, not including the 257 square foot coach house/garage, 4 square feet of which counts toward FAR. The remaining 122 SF of FAR being allocated to Lot A (for at total of 2,180 square feet of FAR) is intended to be used to allow sufficient FAR for the construction of the basement in phase 2. In exchange for this preservation of the historic qualities of the home and its place as a valuable part of Aspen's dwindling stock of moderate size homes (versus addition and reconfiguration as a large home so common with historic properties) we are requesting that the HPC grant the 500 square foot FAR bonus to the property. Partial Demolition: The Partial demolition plan is indicated on the site plan. It consists of demolition of the non -historic outbuilding located on Lot B. • This partial demolition will eliminate a non -historic "sewing room" detached outbuilding added to the property in approximately 1975. The partial Demolition will not involve the historic home or any historic features, siding or trim. • The partial demolition is located on the rear of the property and will not significantly impact the character of the neighborhood. Zoning variances: • 1 parking space exemption for Lot A • 5 foot rear yard set back and 5 foot side yard variance for historic coach house (garage) The historic coach house allows parking for 1 car on the property. The remaining area on Lot A which has alley access which could be used to park a second car on site is blocked by mature pine trees. In order to allow for the preservation of the historic coach house (garage) and the trees, we are requesting that Lot A kUstoric home) be given a var` -e for 1 parking space and a rear yard s, ;k variance to allow the garage to remain in place. LIST OF EXHIBITS: A — letter of authorization to represent applicant B- disclosure of ownership C- vicinity map D- certified improvement survey E- letter form Bill Bailey, house mover F.- as built HPC package G- phase 1 HPC package H- phase 2 HPC package FEES DUE: $ 1,205 PAID F sSimnit St. (w2ri {kbi�li ►17C ��a7 Burnt Ave, v J Cf(:perAve. w LU .. .. i:ymJn Ate. a yr yc ' Vor['wq Ayr — a fain St, Krrq 5t E. BfeEktr SL 6f�� 'r S" vi �^ � ■ � : _` � � J m St 5t M MO9,NSOON gg' `'■■■■■ h7 !vw ha^h St. '1 10 Project: Applicant Project Location: Zone District: Lot Size: Lot Area: Dimensional Requirement Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Nevitt Historical Lot Split Kruidenier Charitable Foundation 635 West Bleeker Street Aspen CO 81611 90 x 100 feet 9,000 square feet (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: 0 Proposed: 0 Number of residential units: Existing: 1 Proposed: 2 Number of bedrooms: Existing. 4 Proposed: 4 Proposed % of demolition:_ 15% - Nonhistoric Detached Outbuilding_ DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing:__ 2,287 Allowable: 2,180 Proposed.=2,178_ Heigh Principal Bldg.: Existing: sam as prop Allowable: _ N/A — Roof is unchanged Accessory Bldg.: Existing:—N/Afeet? Accessory building unchanged Allowable: I _Proposed:_]_ On -Site parking: Existing: 1 Required: 2 Proposed: I % Site coverage: Existing: 18% Required:_40%max_Proposed:_32%_ % Open Space: Existing: _82%_Required: _60%min_Proposed: _68% Front Setback: Existing: 20' Required: 10' Proposed: 10' Rear Setback: Existing:_36'—Required.•5' Proposed.•46'_ Combined Front/Rear: Existing: 56'_Required.•_]5' Proposed:56' Indicate N, S, E, W Side Setback: Existing: East 53'_Required:_E 5' Proposed:_5'_ Side Setback: Existing:_W 7' Required: 5' Proposed:_7 Combined Sides: Existing:_60' Required:_10' Proposed:_12' Existing non -conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exa%,L variances needed): In order to allow for the preservation of the historic coach house (garage) and mature pine trees on the site, we are requesting that Lot A (historic home)be given a variance for 1 parking space and a 5' rear yard and 5' side yard setback variance to allow the garage to remain in place. In addition to these variances two (2) existing encroachments will be dealt with by permit with the city engineer. # 1. Roof overhan ing encroachments at garage. #2. Fence encroachment along north and west property line. HISTORIC HOME RENOVATION 635 west bleeker st., H P C PHASE 1 MAY 22, 2002 aspen, Colorado PACKAGE consortium I architects I P.O.B. 3662, aspen colorado 81612 (970) 925 . 6797 f a x: (970) 925 6797 e-mail: rally @aspeninfo. com WEST BLEEKER STREET J Q 42--0" 48'-O" j � I I 63.E kV. BLEEKER I 631 VV. BLEEKER I I- I C I I I I FRONT YARD I �1 I SETBACK I I 1 1 1 I I I SIDE YARD -----I I� SETBACK 1 i I I I I I I I I u I I I NEW LOT CREATED I O WITH H15TORIG LOT SPLIT -\ I I II I HOUSE IN ORIGINAL I r_ I II I I I LOCATION A/ IL J I 1 UNDISTURBED FOUNDATION 1 I I I i I I I I I I I I I I i I I WALK I I I I I I I I I I I I LOT SPLIT LOT LINE i 1 I I I I I I I I I I I I I I I I I I I I I NON -HISTORIC I PTUDIO TO BE DEMOLISHED ---�----------� II I I I � I I II II I I I I I I II I I EXISTING GARAGE I I NORTH ALLEY BLOCK 24 EDGE OF GRAVEL PHASE I - SITE PLAN LOT SPLIT F.A.R. ALLOCATION: 635 A. BLEEKER (HISTORIC HOUSE) = 2180 S.F. 651 K BLEEKER (NEW LOT) = 2400 S.F. TOTAL = 4580 S.F. ALLOWABLE F.A.R. — 4080 S.F. F.A.R. BONUS = 500 S.F. TOTAL = 4580 S.F. EXISTING GARAGE FAR: GARAGE S.F. = GARAGE EXEMPTION = GARAGE FAR REDUCTION = AS BUILT PORCHES $ DECKS: PORCHES = DECKS = DECK EXEMPTION = TOTALS: GARAGE FAR = HOUSE MAIN LEVEL = HOUSE UPPER LEVEL = PORCHES $ DECKS = TOTAL F.A.R. = UNUSED F.A.R. = 257 S.F. 257 S.F. — 250 S.F. = 7 S.F. 7 S.F. / 2 = 4 S.F. EXEMPT N/A 15% (I=i8O S.F.) = 297 S.F. 4 S.F. 1105 S.F. q4ci S.F. O S.F. 2058 S.F. 2058 S.F. < 2180 S.F. (ALLOWABLE) PHASE I F.A.R. CALCULATIONS NORTH ( E) FHASE I e MAIN LEVEL FLAN BELOW FHASE I e UFFER LEVEL FLAN 1/4" e 1'-0" X15TING R ro REMAIN NEW SKYLIGHT NORTH FHASE I -ROOF PLAN 11411 = 1'-0" s �R FHASE I s EX I ST I NO OARAOE 1/411s 11-011 OR TO =GTION OF -ROM OUT SWING N'ERATION TERIALS V WITH IEGHANISM FHASE I - EX 15i 1 NO OARAr-=;E l N/ NDN BOOR T.O. F.F. g UPPER ELEV 110'-&" V.I.F. T.O. F.F. @) MAIN ELEV. 100'-0" FHASE I - NORTH ELEVATION /4�� = 1 1_O11 0 s 0 � T.O. F.F. @) UPPER ELEV. I10'-6" V.I.F. T.O. F.F. @) MAIN ELEV. 100'-0" FHASE I - EAST ELEVATION 1/4 = 1 -01 1-1E-21-C I AAM 1-1 I It^ a NDOWS I I L/\I ✓ I II \\-/ WINDOW OFENIN& FHASE I - SOU7H ELEVATION /4�� , 1 -0 T.O. F.F. @ UFFER ELEV. T.O. F.F. @ MAIN ELEV. 100'-0" • A 1=- I - I AI -Al T.O. F.F. @ UPPER ELEV. 110'-61, V.I.F. T.O. F.F. @ MAIN ELEV. 100'-0" FHASE I - YNEST ELEVATION /411 _ 11-011 • . • 0 HISTORIC 635 west HOME bleeker st., RENOVATION aspen, colorado �HPC AS - BUILT PACKAGEi MAY 22, 2002 consort iu m I architects I P.O.B. 3662, aspen colorado 81612 (970) 925 . 6797 f a x: (970) 925 6797 e-mail: rally @aspeninfo. com 0 • • • w w WEST BLEEKER STREET -------------- - EDGE OF GRAVEL AS BUILT - SITE PLAN ALLEY BLOCK 24 - 1/6" = 1'-0" J A5 BUILT - MAIN LEVEL PLAN /4II I 1 -0II BELOW A5 BUILT - UPPER LEVEL PLAN /4II 1 1-p 11 NORTH AS BU I Li - ROOF PLAN 0 • • • T.O. F.F. @ UPPER ELEV. 110'-6" V.I.F. T.O. F.F. @ LOWER ELEV. 100'-0" AS E3L I LT - NORTH ELEVATION 1/4" = 1'-0" • -*T.O. E.P. @ UPPER -ELEV. 110'-6" V.I.P. T.O. E.F. @ LOWER ELEV. 100'-0" AS BUILT - EAST ELEVATION 1/4" = 1'-0" T.O. F.F. @ UPPER ELEV. I10'-6" V.I.F. T.O. F.F. @ LOWER ELEV. 100'-0" AS 8U I LT - SOUTH ELEVATION 1/411 = 11-0 II • T.O. F.F. @ UPPER ELEV. 110'-6" V.I.F. T.O. F.F. g LOWER ELEV. 100'-0" AS 8U I LT - WEST ELEVATION /4" = I'-O" • • • 0 HISTORIC HOME 635 west bleeker st., RENOVATION aspen, colorado H PC PHASE 2 PACKAGE MAY 22, 2002 consort iu m I architects I P.O.B. 3662, aspen colorado 81612 (970) 925 . 6797 f a x: (970) 925 6797 e-mail: rally @aspeninfo. com W c1 C4 0( v LL O `J Q WALK WEST V BLEEKER S TREE T 0 0 0 I I 631 A. BLEEKER I 1-Op i-011 I I I PORCH _ FRONT YARD l I i SETBACK I I I I SIDE YARD 5ETBAGK i I I I I I LIGHTWELL i I I i I i I NEW LOT CREATED I I I i WITH HISTORIC I I I I LOT SPLIT I i I I I I I I I I I II 11 i I i I I I I I I I I I I I I I I I I I I I I I I I FORMER LOGATIONI LOT SPLIT LOT LINE I I i OF HOUSE I I Iaft I I I I I I I I I I I I I I I I I FORMER LOCATION I I I OF STUDIO ----------, I I I I I I I I II II I I I i I i II I II I EXISTING GARAGE I I 635 NC BLEEKER I—F NORTH ALLEY BL 0 CK 24 EDGE OF GRAVEL = PHA5E 2 — SITE PLAN 1/8" = 1'-0" EXISTING GARAGE FAR: GARAGE S.F. = GARAGE EXEMPTION = GARAGE FAR REDUCTION = SUBGRADE FAR: GROSS S.F. _ WALL HEIGHT = TOTAL WALL LENGTH = TOTAL SUBGRADE WALL AREA= ABV. GRADE WALL = EXPOSED WALL AREA = EXPOSED WALL AREA = OF EXPOSED TO TOTAL AREA = SUBGRADE F.A.R. = AS BUILT PORCHES -$ DECKS: PORCHES = DECKS = DECK EXEMPTION = TnTAI =�- GARAGE FAR = HOUSE SUBGRADE LEVEL = HOUSE MAIN LEVEL = HOUSE UPPER LEVEL = PORCHES $ DECKS = 257 S.F. 257 S.F. - 250 S.F. = 7 S.F. 7 S.F. / 2 = 4 S.F. 1222 S.F. q'-O" 164'-4" 164'-4'' * 9'-O" = 147151 S.F. 4'-6" + 3'-5" + 8'-0" + 6'-4" = 22'-3" 22'-3" * 6'-0" = 154 S.F. 3'-0" * 4'-0" = 12 S.F. 146 S.F. / 147q S.F. (100) = q.5% 11.8% (1222 S.F.) = 120 S.F EXEMPT N/A 1550/6 (I1�180 S.F.) = 217 S.F. 4 S.F. 120 S.F. 1105 S.F. c14cl S.F. O S.F. TOTAL F.A.R. UNUSED F.A.R. = 2178 S.F. < 2180 S.F. (ALLOWABLE) PHASE 2 F.A.R. CALCULATIONS d ° 12'-O" — BATH LINE OF CHI MNEY ABO\/E ct 1 s 10' UP IS RI 5 ERS d BEDROOM MECH. ACCESS — LT. WELL ROOM AREA= 160 S.F. LIGHT AREA REQUIRED= 16.0 S.F. LIGHT AREA PROVIDED= 16.1 S.F. T.O. GONG. - ELEV. 40'-O" I I/2" d a GLO. 12 —b ' I PLAYROOM LT. WELL BEDROOM r d T O I (V ° ROOM AREA= 158 S.F. ROOM AREA= 140 S.F. ° LIGHT AREA REWI = 15.8 5.F. LIGHT AREA REQUIRED= 14.0 S.F. a LIGHT AREA PROVID D= 15.6 S.F. LIGHT AREA PROVIDED= 26.4 S.F. . .. . ............... W/G 0 0 cv BATH m 6. MASTER m 0 - e' o ° GLOS. d ROOM AREA= 247 S.F. LIGHT AREA REQUIRED= 24.E S.F. LIGHT AREA PROVIDED= 54.6 S.F.1.d Q d d LT. WELL LIGHT WELL ° ° d NORTH PHASE 2 s LOWER LEVEL PLAN /411 V 1 1v011 FHASE 2 - MAIN LEVEL FLAN 1/411 - 11-01I CA FHASE 2 - UPPER LEVEL FLAN 1/4" = 1'-0" NORTH PHASE 2 - ROOF PLAN EXISTING ROOF TO REMAIN :YL I &HTS /4" = I'-O" • 0 T.O. F.F. @ UPPER ELEV. 110'-&" Y.I.F. OL T.O. F.F. @ MAIN ELEV. 100'-0" J.., T.O. GONG. @ LOWER -ELEV. qO'-O" PHASE 2 - NORTH ELEVATION 1/4" = 1'-0" 0 0 0 ".0. F.F. @ UPPER -LEA/. 110'-6" V.I.F. AIL ".0. F.F. @ MAIN =LEV. 100'-0" T.O. GONr, @ LOWER ELEV. clol-oll PHASE 2 - EAST ELEVATION I/4" = 1'-0" 0 • • 0 =1---i AIG CI IIC T.O. F.F. @ UPPER ELEV. 110'-roll V.I.F. BE FIXED T.O. F.F. @ MAIN ELEV. 100'-0" i T.O. GONG. @ LOWER ELEV. q0'-O" - 1 PHASE 2 - SOUTH ELEVATION ` - / 1/4" = 11-0 II • • • • AlGlwl GV VI I�-Llr ♦ir-��i �ii�ii ��� �� PHASE 2 - WEST ELEVATION 1/4" = II-OI' T.O. F.F. @ UPPER ELEV. I10'-6" V.I.F. T.O. F.F. @) MAIN ELEV. 100'-O" ' T.O. GONG, @ LOWER ELEV. pR-o ct. FROM :BAILEY HOUSE MOUERS FAX NO. :970-434-9763 j. 09 2002 07:04RM P1 Sent By: ccneortium; 970 925 6797; May-9 02 7:54AM; Page 1/1 635 West Bleeker `0 Amy Guthrie eC0 Date; May 7, 2002 Historic Preservation Society �iopJKC 635 West Bleeker Street From: Lull Dailcy Bill Bailey House MV Iv.ers This letter is to scree as confirmation that the historic home on 635 West Bleeker Street is able and capable of withstanding an on site move, 1�-- - 46� Bill Bailey Bill Bailey House Movers General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO YES ❑ Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration? YES ❑ Does the work you are planning include interior work; including remodeling, rehabilitation, or restoration? ❑ NO Do you plan other future changes or improvements that could be reviewed at this time? YES ❑ In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior's Standards for Rehabilitation or restoration of a National Register of Historic Places property in order to qualify for state or federal tax credits? ❑ NO If yes, are you seeking federal rehabilitation investment tax credits in conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner -occupied residential properties are not.) YES ❑ If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use: 0 Rehabilitation Loan Fund ❑ Conservation Easement Program N Dimensional Variances N Increased Density N Historic Landmark Lot Split N Waiver of Park Dedication Fees ❑ Conditional Uses N Exemption from Growth Management Quota System N Tax Credits 01/29/1995 18:40 714- -7324 BALDWIN MAY. 1.2002 9:40AM PITKIN COUNTY TITLE PAGE 06 NO. 6104 P. 4 commWENT FOR'1'ME INSURANCE SCHEDU><.1Q A 1. Effeallve Date: March 28, 2002 to 8:00 AM 2. Policy or Polides to be Issued: Casa No. PCT1Mgr2 (a) ALTA Owner's Policy -Form 1992 Amounts 2,200,000.00 Premium$ 1,327.00 Proposed kwured: Rate: ChatrIablo RANDALL BONE (b) AL.TA Loan PolicyForrn 1M Amounts 1,660,000.00 Premium 100.00 Proposed Insured: P� Rate; Companion AFFILIATED FINANCIAL GROUP, INC., ITS SUCCESSORS AND/OR ASSIGNS Tau Certificate: $10.00 3. Tft to Qw FBE SIMPLE 96tso or Interest In the land deecribed or referred to In this Commitment is at the efhctive date hereof vested in: KRUIDENIEA CHARITABLE FOUNDATION, INC. AN IOWA NON-PROFIT OORPOAATION 4. The Land referred to in this Commtbnent Is situated In the County of PITKIN State of COLORADO and is described " follows: LOTS A. a AND C. BLACK 24, CITY AND TOWNSITE OF ASPEN PIMN COUNTY TrrL$ INC. 691 Y- HOMINS ASMW, CO. 01611 970425.1766 Pbom M 25-MV PAX 677417.9 LU ton pho Schedule A•PG.1 This CommWnent is Invalid unless the Insuring Provisions and Schodulas A and B are attached. 01/29/1995 18:40 714- -7324 BALDWIN PAGE 07 MAY. 1, 2002 9:40AM PITKIN COUNTY TITLE N0. 6104 P. 5 SCHEDULE B - SECTION 1 REOIIJMENUI tM The following are the requirements to be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors of the full conslderation for the estate or interest to be Insured. ITEM (b) Proper Instument(s) creating the estate or Interest to be insured must be executed and duly filed for record wwit; 1. Evidence aapatactory to the Company that KRUIDENIER CHARITABLE FOUNDA71ON, INC. Is a duly exist MQ and valid corporation existing pursuant to the laws of the State of IOWA, must be delivered to and approved by Ow Company, 2. Deed, executed by the PromIderd or Vice President or other designee authorized by the Board of Directors of: KRUIDENIER CHARITABLF FOUNDATION, INC. a IOWA Corporation To : RANDA LL BONE NOTE: Corporats Seal or Facsim�lle should be affixed. 3. Evidence satistacrory to the Company that the Real Estate Transfer Tax as established by Ordinance No. 20 (Series of 1079) and Ordinance No. 13 (Serb of 1990) has been paid or exempted. 4. Cerflftoat0 of nondoreign status executed by the transloror(a). (This Instrument Is not acquired to be recordeO S. Evldenoe satisfactory to the Comparry that the Dederatdon of Sale, Notice to County Assessor as required by H.B. 1288 has been Compiles with. (This instrument Is not required to be rocordod, but must be delivered to and retained by the Assessors Office in the County in whioh the prop" is situated) 6. Completion of Norm DR 1079 regarding the wlthoiding of Colorado Tax on the safe by oertaln persona, corporations and firma selling Real Property in the State of Colorado. (This Instrument la not required to be reoorded) 7. Deed of Trust from: RANDALL BONE to the Public Thatm of the County of PITKIN for the use of : THE LENDER TO BE INSURED HEREUNDER to Secure : 61,650,000.00 01/29/1995 18:40 714- -7324 BALDWIN PAGE 08 MAY. 1.2002 9:40AM rITKIN COUNTY TITLE N0.6104 P. 6 SCHEDULE B SECTION 2 EXCEFnONS The policy or policies to be Issued will contain exceptions to the following unkma the same are disposed of to the iatWwtlon of the Comparry: 1. Rights or claims of parties In possession not shown by the public records. 2. Easements, or claims of e&wrrwnts, not shown by the public records. 3. Dlscrepartdas, conflicts in boundary lines, shortage In araa, encroachments, any facts which a correct survey and Inspoctlon of the premises would dlsd se and which are not shown by the public records. 4. Arty Ilen, or right to a lien, for services, labor, or material heretofore or hereafter furnished, Imposed by law VW not shown by the pubile records. S. Defects, liens, encumbrarwes, adverse claims or other matters, ff any, created, first appearing in the public records or aQaching subsequent to the effective date hereof but prior to the data the proposed Insured acquires of reoord for value the estate or iMereet or mortgage thereon covered by this Commitment. 6. Taxas due and payer; and any tax, special assessment, charge or lien Imposed for water or sewer service or for any other special fixing distrfct. 7. Mining and mlr*fW rights as set forth in oaed recorded July 16, 1892 In Book 1 oe at Page 229. 8. Encroachments as dlacfoaed on Survey of Aapan Survey Engineers, dated March 29, 2002 as Job No. 6268. 01/29/1995 18:40 714- -7324 BALDWIN PAGE 09 MAY. 1. 2002 9:41AM PITKIN COUNTY TITLE N0. 6104 P. 7 ADDrMNAL DMORMATION AND DISCLOSURES The Owner's Policy to be issued, k any shall contaln the following items in Addition to the ones set forth above: (1) The DNd of Trust, It any, required under Schedule B-Section 1. (2) Water rights, otalms or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND MORTGAGE POLICY TO BE ISSUED HEREUNDER) Pursuant to Imurana Regulation t'lt)-2 NOTF: Each tlfts entity shall notify In writing every prospective insured In an owner's We Insurance policy for a single family residence (Including a condominium or townhouse unit) (I) of that tide entiprs general requirements for the deletion of An exception or exclusion to coverage relating to unfiled mechanics or matertalmens lions, except when said coverage or insurance is extended to the insured under the terms of the policy. A satisfactory affidavit and agreement indemnityin9 the Company against untiled mechanic`' and/or MaW*Jmen's Liens exoeuted by the persona Indicated in the attached copy of said affidavit must be furnished to the Company. upon receipt of these items and any Others requirements to be specified by the Company upon request, pre-printed Item Number 4 may be deleted from the owner's policy when issued. Please contact the Company for further information, Notwithstanding the "oing, nething contalned In this Paragraph shall be deemed to impose any requirement upon any title Insurer to provide mechanics or materialmens lien coverage. NOTE If tare Company conducts the owners or ban closing under aroumstances where It Is responsible for the recording or filing o1 legal documents from said transaction, the Company will be deemed b have providod "Gap Coverage". Pursuant 10 Senate Bill 91-14 (CR9 / 0-11.122) (a) The Srtt> d Real Property may be located In a Special Taxing DI&Ict; (b) A Cen"te of Taxes Due listing each taxing jurisdiction may be obtained form the County treasurer of the County Trassurses Authorized Agent; (0 Information regarding Special Districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. NOTE: A tax Certflcate will be ordered from trio County Treasurer by the Company and the costs thereof charged to the proposed Insured unless written, instruction to the contrary are received by the company Prior to the issuance of the Title Policy anticipated by this Commitment. rursuant to House BIN 01-1ode (CR5 10-11.123) K Schedule 5 of your commitment for an Owner's Title Policy reftecta an exoeptlon for mineral Intereet9 or leases, pursuant to CRS 10-11-123 (H8 01.1oee), this is to advise: (� There there is recorded evidence that a mineral estate has been sorered, based or otherwise conveyed from oho surface eato% and that there is a substantial likelihood that a third party holds some or all irrterest in oil, gas, other minerals Of geothermal energy in the property and (b) That such mineral estate may include the right to enter and use the property without the surface owners' permission. This commitment Is invalid unless Schedule 8-Soxjlon 2 the Insuring Provisions and schedules Commitment No. PCT16839F2 A and 8 are attalohed. 01/29/1995 18:40 7 97-7324 BALDWIN MAY. 1.2002 9:41AM PITKIN COUNTY TITLE PAGE 10 NO, 6104 P, 8 PITKIN COUNTY TITLE, INC. 601 E. HOPKINS, THIRD FLOOR ASPEN, CO 81611 970-925-17OM70.925-6527 FAX TOLL FREE 877-217-3158 ALPINE BANK -ASPEN 600 E. HOPKINS AVE, ASPEN, Co. 51611 ABA ROUTING NO.1021OM7 FOR CREDIT TO: PITKIN COUNTY T17LE, INC., ESCROW ACCOUNT ACCOUNT NO.2020055778 REFERENCE:PCT18839F2/RANDALL. BONE 01/29/1995 18:40 714— MAY. 1.2002 9:40AM 7324 PITKIN COUNTY TITLE BALDWIN NO. 6104 P. 3 PAGE 05 COMM" AND STIPULATIONS The term "mortgage", when used herein, shall include deed of trust, trust deed, or other security Instrument. If the proposed insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or Interest or mortgage thereon covered by this Commitment other than those shown In Schedule B hereof, and shall fail to disclose such knowledge to the Company In writing, the Company shall be relieved from liability for any loss or damage resulting from any actof reliance hereon to the extent the Company is prejudiced by (allure to so disclose such knowledge. If the proposed Insured Shall disclose such knowledge to the Company, or If the company otherwise acquires actual knowledge of anysuch defect, lien, encumbrance, adversa clalm qr other matter, the Company at Its option may amend Schedule 3 of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. I.iaWilty of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the deflnitlon of Insured in the form of policy or policies committed for and only for actual loss Incurred In reliance hereon In undertaking In good faith (a) to comply with the requirements hereof, or (b) to ellminate exceptions shown in Schedule 8, or (c) to acquire or create the astute of interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated In Schedule A for the policy or policies committed for and such liability Is subject to the insuring provisions, exclusion from coverage, and the Conditions and Stipulations of the form of policy or policies commuted for In favor of the proposed Insured which are hereby incorporated by reference and are nude a part of this Commitment empt as expressly modified herein. 4. Any claim of Iou or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or lnterest or the lien of the insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and Conditions and Stipulations of the Commitment. 01/29/1995 18:40 714 -7324 BALDWIN PAGE 04 MAY, 1. 2002 9:40AM r ITKIN COUNTY TITLE N0, 6104 P, 2 isCommitment for Me Insurance ► X01MW new Imo. j► COMMITM&ff F T1nE tNWRANCE FIDE117YNATIONAL TITLE INSURANCE COMPANY, a Corporation, herein called the Company, forwluable coruid&vtion, hereby commits to issue Its policy or policies of title Insurance, as identified in Schedule A. In Favor of the proposed Injured named in Schedule A, as owner ormortgagee of the estate or Interest covered hereby in the land de:cribed orreferred to in Schedule A, upon payment of the premiums and charges th"forv; all subject to the provision: of 5chedules A and 5 and to the Conditions and Stipulations hereof, This Commitment shall be effective only when the Identity of the proposed Insured and the amount of the policy or policies committed for have been Inserted In Schedule A hereof by the Company, either at the time of the Issuance of this Commhment or by subsequent endorsement. This Commitment Is preliminary to the issuance of such policy orpollcies of title insurance and ail liability and obligations hereunder shall cease and terminate sir (6) months after the effective date hereof or when the policy or elides committed for shall Issue, whichever first occurs, provided that the failure to Issue such policy or poll ,es Is not the butt o/the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent IN WITNESS WHEREOF, the Company has causedthls Commitment to be signed and sealed, to become valid when countersigned by an authorized officer or agent of the Company, all In accordance with its ay -Laws- This Commitment Is effective as of the date shown In Schedule A as 'Effective Date."' _ rJAM C:wmq TJ&" ISL eu L Oaphb ■ A.e` aH VUW AIPW CmbaAb 82011 e�:rstas.11eaAjaAt�aa7 Mw 6fit4174ne T'ei 1�40 OaunumdgPmd / Au d Zi trio MORM 274$a1(W ALTA comurrmsptT. loft FhW1tyl Vffi W7M&kfsw�Ca %=" Valid Only it Schedule A and S am Attached U" Elie &"In 1av� 1�e ►�wln�d� b aal�� �k SOW ttvriw be ►ii /alai M � Irriro� a1 MN 1111! /oiO W rbmd*w no /mh*) t ad 01/29/1995 18:40 714 -7324 BALDWIN MAY. 1.2002 9:40AM PITKIN COUNTY TITLE PAGE 03 NO, 6104 P. 1 PITKIN COUNTY TITLE, INC. THANK -YOU J'OR YOUR ORDER Please find snolosed,a commitment or commitments to hwus Title Insurance. Pleas* review the enclosed and If you have any questions pleas* do not hesitate to mill us at 970411A54786. Tol ALLISON BONE ATTER"ONt DATES May 4, 2002 OUk UAW NOS POT16839F2 � NSIr KRUIDENIYR CHARITASLR FOUNDATION, INC. AN IOWA NON-PROFIT CORPORATION SUYERSS RANDALL 11010 L90AL. LOTS A,D AND C, •LOCK 24, CITY AND TOWNSITR OF ASPEN COPIES T01 1. 2. a. 4. !. WAIMULN son DELIVDRED To. COMMIRP I �.�1. .. tit .. 1. r • • •� 1. :: •. THANK YOUn! 635 West Sleeker Historic Lot Split Proposal To: Amy Guthrie Historic Preservation City Of Aspen Community Development 130 S. Galena Street 3rd Floor Aspen, CO 81611 Subject: 635 West Gillespie Amy, cc: Date: March 12, 2002 From: Randall Bone (Representative) Enclosed is the $1,205 fee for the HPC processing of the lot split and approvals for 635 West Bleeker. Please send me a receipt when you get a chance. Tha Randall Bone kanipes, 11:35 PM 7/3/02 -0600, Re: back monday X-Mailer: Microsoft Outlook Express Macintosh Edition - 4.5 (0410) Date: Wed, 03 Jul 2002 23:35:16 -0600 Subject: Re: back monday From: "kanipes" <kanipes@sopris.net> To: Ellen Sassano <ellens@ci.aspen.co.us> X-ECS-MailScanner: Found to be clean Hi Ellen I spoke with Mark Lance and he estimates that the fencing will cost about $2500 not including labor. We now have less than $1000 in the account. There are several gardeners that I know who will chip in extra NOT to have to put up the fence themselves. Several others who will contribute extra as well. A new gardener, Andrew (on the right at the end) said that there is quite a bit of recycled fence posts etc at the dump but I haven't talked to David Gregory about that yet. I think your idea about the letter is a good one and appreciate your willingness to get it together. Mark also said that the City would contribute the bob cat and gas and probably some moula $$ but wasn't sure how much. I will reimburse you for envelopes, stamps, copies etc. I'd like to go over the letter with you before you send it. I'm back in town Monday. Hope your Fourth was a happy one. Cell phone is 618-1550 CID >From: Ellen Sassano <ellens@ci.aspen.co.us> >To: stephd@co.pitkin.co.us, katiee@co.pitkin.co.us, aIanl@co.pitkin.co.us, amyg@co.pitkin.co.us, barbarac@co.pitkin.co.us, brianm@co.pitkin.co.us, brienpa@co.pitkin.co.us, claudes@co.pitkin.co.us, conneb@co.pitkin.co.us, chrisb@co.pitkin.co.us, cindyh@co.pitkin.co.us, denised@co.pitkin.co.us, denism@co.pitkin.co.us, ellens@co.pitkin.co.us, erikp@co.pitkin.co.us, ezral@co.pitkin.co.us, isabelc@co.pitkin.co.us, jamesl@co.pitkin.co.us, jima@co.pitkin.co.us, johnn@co.pitkin.co.us, joyceo@co.pitkin.co.us, juliew@co.pitkin.co.us, lancec@co.pitkin.co.us, noncyb@co.pitkin.co.us, saraho@co.pitkin.co.us, sharonh@co.pitkin.co.us, stephenk@co.pitkin.co.us, suzonnew@co.pitkin.co.us, tomarap@co.pitkin.co.us, tomp@co.pitkin.co.us, tonyf@co.pitkin.co.us, vickim@co.pitkin.co.us Printed for Ellen Sassano <ellens@co.pitkin.co.us> 1 u L7 Nkw �— —.— - PHASE 2 - WE5T ELEVATION - 1/4" = PHASE 2 - EA5T ELEVATION OL T.O. F.F. ® UPPER ELEV. 110'-6" V.I.F. T.O. F.F. @ MAIN ELEV. 100'-0" T.O. GONG. 9 LOWER ELEV. qd'-O" - PHASE 2 - SOUTH ELEVATION PHASE 2 - NORTH ELEVATION 1/4" = 1'-0" T.O. F.F. a UPPER ELEV. 110'-6" V.I.F T.O. F.F. @ MAIN ELEV. 100'-0" T.O. GONG. @ LOWER ELEV. q0'-O" z _0 0 z W 00 Y m0 W F-o Y W W 'o Lu a W Cl) J m U) >W M T L 0 0 U 2002 Construction issue date: N �E N rn a Y Drawing Title: BUILDING ELEVATIONS File name: AS BUILT Sheet M H301 N Ja v o O 0 O oL T.O. F.F. ® UPPER ELEV. I10'—&" V.I.F. T.O. F.F. @ MAIN ELEV. 100'-0" - PHASE I - WEST ELEVATION 1/4" = 1'-0" T.O. F.F. (§ UPPER ELEV. )10'—&" V.I.F. T.O. F.F. @ MAIN ELEV. 100'-0" PHASE I - EAST ELEVATION WINDOW OPENING PHASE I — SOUTH ELEVATION 1/4" = 1'-0" PHASE I — NORTH ELEVATION - 1/4" = 1'-0" �IDOlN3 T.O. F.F. @ UPPER ELEV. 110'—Fi" V.I.F. T.O. F.F. @ MAIN ELEV. 100'-0" Ilk T.O. F.F. @ UPPER ELEV. I10'—(v" V.I.F. T.O. F.F. @ MAIN ELEV. 100'—O" i i i i i z i i i i 0 Q O z W Um co VJ Y K m0 W o � W Z Nw CL �Q J m W co (10 l�tFry �i' w fr'A;f'y. iM O N C o r m U O> cp0\ C vv K VT m G m— �- m N � (V ti U ON am 0 r m PROGRESS: MAY 22, 2002 Construction issue date: Drawing Title: BUILDING ELEVATIONS File name: AS BUILT Sheet #: H3m2 J DEPOSIT CERTIFICATE DEPOSITED THIS _DAY OF 2002 IN BOOK OF THE COUNTY'S LAND SURVEY PLATS AT PAGE AS RECEPTION NO. .THIS LAND SURVEY PLAT COMPLIES WITH SECTION 38-51-102 COLORADO REVISED STATUES. COUNTY CLERK SECTION 12 TOWNSHIP 10 SOUTH, RANGE 85 WEST 61h PM r� CITY MONUMENT CERTIFICATION CERTIFIED TO: RANDALL BONE KRUIDENIER CHARITABLE FOUNDATION, INC. PITKIN COUNTY TITLE, INC. 1. DAVID W. McBRIDE, A REGISTERED LAND SURVEYOR IN THE STATE OF COLORADO DO HEREBY CERTIFY THAT THIS SURVEY WAS FIELD SURVEYED DURING MARCH 2O02 ON THE GROUND OF THE PROPERTY LEGALLY DESCRIBED HEREON. AND IS CORRECT BASED ON THE FIELD EVIDENCE SHOWN AS FOUND HEREON. AND THAT THERE ARE NO DEISCREPANCIES. CONFLICTS, SHORTAGES IN AREA. BOUNDARY LINE CONFLICTS, ENCROACHMENTS. OVERLAPPING OF IMPROVEMENTS. EASEMENTS OR RIGHTS OF WAY IN FIELD EVIDENCE OR KNOWN TO ME. EXCEPT AS HEREON SHOWN. UNDERGROUND UTILITIES WITH NO VISIBLE APPUffi£<V ,AND DOCUMENTS OF RECORD NOT FURNISHED TO THE SURVEYOR AIEf E7(CETt1 IS CERTIFICATION IS VOID UNLESS WET STAMPED BYHE SEAL OF a $U EYOR. SIGNED THIS Y DAY OFI „, 4' 2002. ID ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT 1N THIS PLAT WITHIN THREE YEARS .AFTER YOU FIRST DISCOVERED SUCH DEFECT. IN NO EVENT, MAY ANY ACTION BASED UPON ANY DEFECT IN THIS PLAT BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. SCALE I INCH - 10 FEET 5 10 15 20 LEND & NOTES /EY MONUMENT REBAR WITH CAP AS NOTED '-K NAIL SURVEY CONTROL )RESS IS '635 W. BLEEKER ST. E E OX TRANSFORMER ORMATION WAS FURNISHED BY: PITKIN COUNTY TITLE, INC. COMMITMENT N0, PCT 16839F DATED: FEB. 27, 2002 N0. 4 REBAR WITH RED CAP 16129 )IA. AND TYPE: C-CONIFER, D-DECIDUOUS IMPROVEMENT SURVEY LOTS A, B AND C, BLOCK 24, CITY & TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO PREPARED BY ASPEN SURVEY ENGINEERS, INC. 210 S. GALENA STREET ASPEN, COLO. 81611 PHONE/FAX (970) 925-3816 E-MAIL 4oveeospeninfo.com job no. 5268 MARCH 29, 2002 4/04/02 k=w a -. - T.O. F.F. ® UPPER ELEV. 110'-6" V.I.F. T.O. F.F. ® MAIN ELEV. 100'-0" O T.O. GONG. (o LOWER Y' ELEV.9o'-O" - PHASE 2 - WEST ELEVATION - I/4" = I'-O" PHSE 2 - EAST ELEVATION PHASE 2 - SOUTH ELEVATION 1/4" = i'-O" PHASE 2 - NORTH ELEVATION 1/4" = I'-O" T.O. F.F. a UPPER ELEV. I10'-6" Y.I.F. T.O. F.F. ® MAIN ELEV. 100'-O" T.O. GONG. ® LOWER ELEV. cf0'-O" z 0 d 0 z w ry = OD 'F- v, wo w ix 9 m0 w 0 � w Z LLI cMo Q J m U) w L0 CM CO „S?ffy +s ry E a� boa o n (Al G Kv y C � _ N N n � N m U O ry am s r PROGRESS: MAY 22, 2002 Construction issue date: Drawing Title: BUILDING ELEVATIONS File name: AS BUILT Sheet M H301 9- T.O. F.F. (o UPPER ELEV. 110'-&" V.I.F. T.O. F.F. ® MAIN ELEV. 100'-0" PHASE I - WEST ELEVATION 1/4" = 1'-0" T.O. F.F. o UPPER ELEV. 110'-&" V.I.F. T.O. F.F. @ MAIN ELEV. 100'-0" 0 PHASE I - EAST ELEVATION Q7 0 WINDOW OPENING PHASE I - SOUTH ELEVATION — 1/4" = 1'-0" PHASE I - NORTH ELEVATION OL T.O. F.F. 0 UPPER ELEV. 110'-b" V.I.F. T.O. F.F. @ MAIN ELEV. 100'-0" T.O. F.F. ® UPPER ELEV. 110'-6" V.I.F. T.O. F.F. @ MAIN ELEV. 100'-0" z _0 a 0 z W C/3,2 Co Y 0 NVJ ly m O WLu �o w Z ,,w W Ma to Q J m W M t0 Y� Niy4o E o rn_ A m O � � E U O N drn 0 r m PROGRESS: MAY 22, 2002 Construction issue date: Drawing Title: BUILDING ELEVATIONS File name: AS BUILT Sheet #: H302 0 0 N .01/29/1995 18:40 714-'-7-7324 MAY. 1.2002 9:47AM rE CITY BROKERS BALDWIN PAGE 02 NO.474 P.2 March 26, 2002 City of Aspen Historic Pmscrvedon . Attention: Amy GutWc •130 S. Oalena Street, 3' Floor Aspen, CO 11611 Deer Ms. Outhrle, Mr. Randall Hone presently has my 635 W. Necker Sbvxt property (Lou A, B, C, Block 24) under contract. I hemby gn nt him peVm13s1.on to go forward with an historic lot.split Application on my behW. All cost associated with tails application will be bon by the purcbAser, Randall Bone. RtSpectfWly submitted, David Kruidonler. March 26, 2002 City of Aspen Historic Preservation Attention: Amy Guthrie 130 S. Galena Street, 3`d Floor Aspen, CO 81611 Dear Ms. Guthrie, Mr. Randall Bone presently has my 635 W. Bleeker Street property (Lots A, B, C, Block 24) under contract. I hereby grant him permission to go forward with an historic lot split application on my behalf. All cost associated with this application will be bore by the purchaser, Randall Bone. Respectfully submitted, 1 David Kruidenier 635 West Bleeker Historic Lot Split Proposal TO: The City Of Aspen Cc: Randall Bone Date: March 22, 2002 Subject: Authorized Representative for 635 West Bleeker From: Kruidenier Charitable Foundation Lisa Kruidenier Secretary This letter will serve as notice to the City of Aspen that Randall Bone is authorized to represent the Kruidenier Charitable Foundation, Inc in the process of obtaining an Historic Lot Split on our property Lots A, B and C Block 24 City and Townsite of Aspen, Pitkin County, Colorado, also know as 635 West Bleeker. He is hereby authorized to pursue approval to split the property into an approximately 4,200 square foot Lot A for the historic home and an approximately 4,800 square foot Lot B. The allowable FAR of 4,580 (including 500 square foot historic bonus) shall be allocated 1,980 to Lot A for the historic home and 2,600 to Lot B. Payment of all costs associated with the lot split shall be the responsibility of our representative, Randall Bone. Thank you in advance for you assistance and cooperation in this matter, Kruidenier Charitable Foundation Lisa Kruidenier Secretary Representative: Randall Bone 117 Aspen Business Center Suite 101 Aspen, CO 81611 Phone: (970) 920 9911 Fax: (970) 920 4433 3/ZZJ6Z Randall Bone Date Date Applicant: Kruidenier Charitable Foundation 3409 Southern Hills Drive Des Moines, IA 50321 Phone: (515) 284 8117 y� t ;Y. v!, ,D Z• •- i . ♦ i I , I 1 Y� T . �.4 •_ ©.J C �'s1 � . � t e1.- c�ir�i PARCEL ID: 2735-124-44001 DATE RCVD: 4/29/02 # COPIES:F— CASE NO HPC013-02 CASE NAME: 635 W Bleeker Historic Landmark Lot Split PLNR: Amy Guthrie PROJ ADDR: 1635 W. Bleeker CASE TYP: Historic Landmark Lot Split STEPS: OWN/APP:1 Kruidener Charitable ADR 3409 Southern Hills Dr C/S/Z: I Des Moines/IA/5032 PHN: (515)284-8117 REP:randall Bone ADR: 1 117 Aspen Business C C/S/Z: Aspen/CO/81611 PHN: 920-9911 FEES DUE: 1205 D FEES RCVD:j 1205 STAT: 1 REFERRALS REF:BY[— DUE::— MTG DATE REV BODY PH NOTICED F— I DATE OF FINAL ACTION: REMARKS1 CITY COUNCIL: PZ: CLOSED: r� BY: BOA: DRAC: PLAT SUBMITD: PLAT (BK,PG): ADMIN: 635 West Bleeker Historic Lot Split Proposal To: The City Of Aspen Subject: 635 West Gillespie cc: Date: March 12, 2002 From: Randall Bone (Representative) Prqiect Description: The property consisting of Lots A, B and C of Block 24, City and Townsite of Aspen, also know as 635 West Bleeker will be designated an historic landmark. The 9,000 square foot property to be split into two lots A and B per the attached plan. Lot A of 4,200 square feet will contain the historic home and Lot B of 4,800 square feet. The 4,580 available FAR and (including the 500 square foot Historic Lot Split Bonus requested below) is to be divided between the properties as follows: 1,980 square feet to the Lot A and 2,600 square feet to Lot B. Applicant is requesting the following approvals from the HPC: 1. Landmark designation 2. Historic lot split 3. 500 SY FAR bonus 4. Approval for demolition of non historic outbuilding 5. Zoning variances: a. 1 parking space exemption for Lot A historic home (to retain current location of historic coach house (garage) and mature landscaping) b. 5 foot rear yard setback variance (to retain current location of historic coach house (garage) and mature landscaping) Prior Resolutions: No deed restrictions are recorded with the County Clerk's Office and a complete search by the Clerk's Office of the City of Aspen found no record of any prior resolutions or agreements pertaining to the property. Review Criteria: 1. Landmark Designation: Review Criteria in the "H" Historic Overlay District: 1. The proposed development provides for two lots that are approximately 42 feet wide (Lot A) and 48 feet wide (Lot B), which is in excess of the historic 30 foot lot widths originally created in the area. The additional width beyond the 30 foot lot widths common in historic lot split projects will enhance the architectural character and integrity of the historic structure. 2. By splitting the lot and maintaining the historic structure with minimal changes and concentrating the new development on the adjacent lot, the impact on the historic structure will be minimized, preserving its character and integrity. 2. Historic Lot Split: 26.480.030(A)(2) Exemptions for Lot Split a. The property has not been subdivided since March 24, 1969 b. No more than 2 lots will be created by the lot split c. The lot was not previously subject of a subdivision exemption d. No additional subdivision will be undertaken on the property. e. Subdivision and exemption agreement will be recorded within 180 days following approval by the City Council. f. The historic dwelling will not be demolished. g. Proposed project includes no more than 3 units. 3. 500 S.F. FAR bonus and allocation of FAR: The historic home will be restored and renovated in 2 phases (the phases may or may not be done at the same time). The specific plans are being drafted and will be submitted for HPC review in the near future as a separate approval process from the lot split. This description of the renovation is intended to allow the HPC to consider the 500 SF FAR bonus for the property. The first phase will include minor interior renovation and the addition of some skylights to the small non -historic roof addition in the rear of the home. The second phase will include the addition of a basement and light wells. In addition the historic coach house on the property will be retained and preserved with only a minor change proposed for the doors to allow for a garage door opener. There will not be any further addition to the historic home besides the basement thereby preserving it in its current configuration which presents primarily intact street facades on both of it street sides. The FAR for the property is being allocated in a manner to allow only sufficient remaining FAR in Lot A (historic home) to permit the addition of the basement, thereby ensuring that no significant additions will be made to the historic home in the future. The current home is 1,600 square feet, not including the 240 square foot coach house/garage which is under the 250 square foot garage FAR exemption. The remaining 380 SF of FAR being allocated to Lot A (for at total of 1,980 square feet of FAR) is intended to be used to allow sufficient FAR for the construction of the basement in phase 2. In exchange for this preservation of the historic qualities of the home and its place as a valuable part of Aspen's dwindling stock of moderate size homes (versus addition and reconfiguration as a large home so common with historic properties) we are requesting that the HPC grant the 500 square foot FAR bonus to the property. 4. Partial Demolition: The Partial demolition plan is indicated in Exhibit G. It consists of demolition of the non - historic outbuilding located on Lot B. a. This partial demolition will eliminate a non -historic "sewing room" detached outbuilding added to the property in approximately 1975. The partial Demolition will not involve the historic home or any historic features, siding or trim. b. The partial demolition is located on the rear of the property and will not significantly impact the character of the neighborhood. 5. Zoning variances: a. 1 parking space exemption for Lot A b. 5 foot rear yard set back variance for historic coach house (garage) The historic coach house allows parking for 1 car on the property. The remaining area on Lot A which has alley access which could be used to park a second car on site is blocked by mature pine trees (see photo below). In order to allow for the preservation of the historic coach house (garage) and the trees, we are requesting that Lot A (historic home) be given a variance for 1 parking space and a rear yard setback variance to allow the garage to remain in place. LIST OF EXHIBITS: A — Site Plan Existing w/ Proposed Lot Split and Partial Demolition B — Dimensional Requirements Form --ATTACHMENT 2 Page 1 of 2 Attachment 2 Dimensional Requirements Form Project:IF (0 3 -s-- we- s-4- -L I e.Q ke. Applicant: G } >'I� �ou solo, o,, 121�ND�c t_ r2s�n1F Location: Fzone District:11 Lot Size:1E (o d y_(00 F77Lot Area: 11 9'OdO S� (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 Number of residential units: Existing: Proposed. Existing: I Proposed. 0 2- Number of bedrooms: Existing:] Proposed: Proposed % of demolition (Historic properties only): Iy o derma 1 i oN o�,tyc d- %4 N N-i- 4;-�Ql o f I \ j'Sfori c. VV-'r" KPSfiuric Dimensions• � ;v'`t Q� Z Sfs s F Floor Area: Existing: t ,BOO Allowable: yO 8>d Proposed: y 6 8y ka l+n, Principal bldg. height: Existing: Z 1 Allowable: 2 S Proposed: Z Access. bldg. height: Existing: I Z Allowable: Z Proposed: ( L On -Site parking: Existing: Required: z— Proposed: % Site coverage: Existing: ' Required: 3O ��' Proposed: IS % Open Space: P P Existing: g: s 3 �1' Required: q N� Proposed: $� 6Le Front Setback: Existing: ZO Required: 10 Proposed: ZO Rear Setback: Existing: D Required: �;_ Proposed: "2� Combined F/R: Existing: Z `� Required: l Proposed: ZO Side Setback: Existing: Required: Proposed: 7- Side Setback: Existing:Required: Proposed: Combined Sides: Existing: G 1 Required: t Proposed:12- http://www.aspengov.com/comdev/CDAPPDimension.html 3/22/02 -ATTACHMENT 2 Page 1 of 2 Attachment 2 G`'T Dimensional Requirements Form �' I II i (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: r-) Number of residential units: Existing: _Proposed: Number of bedrooms: Existing: 3 Proposed: Proposed % of demolition (Historic properties only):y Dimensions: LOT A - Floor Area: Existing:� Allowable: Z0_Proposed: 9 '2�y Principal bldg. height: Existing: Z I Allowable: Z S Proposed: Z I Access. bldg. height: Existing: Z Allowable: (Z Proposed: ( Z On -Site parking: Existing: l Required: Z Proposed: % Site coverage: Existing: 1 'IO Required: N Proposed: 3 Jb % Open Space: Existing: g 3 b Required: N t� Proposed: G7 s� Front Setback: Existing: Z Required: 1y Proposed: ZO Rear Setback: Existing: Required. Proposed: Combined F/R: Existing: Z o Required: 1 Proposed: 2O Side Setback: Existing: 77- Required: S Proposed: Side Setback: Existing: y Required: Proposed: Combined Sides: Existing: 6 ( Required: 16 Proposed: ( Z http://www.aspengov.com/comdev/CDAPPDimension.html 3/22/02 ATTACHMENT 2 Page 2 of 2 Existing non -conformities or encroachments: G-O r4s - t/�a s U S -F�,W, a 16-y A , j a cGess -'F�—� G 4A uwi- gJl_y . Variations requested: Plwy G�t�2 St4--6a �Ia 4,, ce Back to Com Dev Home a e http://www.aspengov.com/comdev/CDAPPDimension.html 3/22/02