HomeMy WebLinkAboutLand Use Case.CU.712 W Francis St.A013-982737-011-01-022 A0013-981
712 W. Francis Conditional Use for ADU
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02 •
COMMUNITY DEVELOPMENT'S
130 South Galena Street
Aspen, Colorado 8161 1.,,A
(970) 920-5090
City of Aspen
Land Use:
1041 Deposit
CJl7
1042 Flat Fee
1043 HPC GC/
1046 Zoning and Sign
Referral Fees: I `
1163 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
Other Fees:
1 Copy
1302 GIS Maps
1481 Housing Cash in Lieu
1383 Open Space Cash �n Lieu
1384 Park Dedication
1468 Parking Cash in Lieu
Performance Deposit
1268 Public Right-of-way
1164 School District Land Ded.
TOTAL
NAME: U
ADDRESS/PROJECT: a- S^�
/a Al V
PHONE:
CHECK#
CASE/PERMIT#: # OF COPIES:
DATE: 3 - S " �� INITIAL: �% '
CASE NUMBER
A013-98
PARCEL ID #
2733-011-01022
CASE NAME
712 W Francis Conditional Use for ADU
PROJECT ADDRESS
712 W Francis
PLANNER
Amy Guthrie
CASE TYPE
ADU
OWNER/APPLICANT
Hughes, Gail
REPRESENTATIVE
DATE OF FINAL ACTION
3/25/98
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
Approved
BOA ACTION
DATE CLOSED
6/28/02
BY
J. Lindt
Ryl
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Stan Clauson, Community Development Director
Julie Ann Woods, Deputy Director,
FROM: Amy Guthrie, Historic Preservation Officer
RE: 712 W. Francis Street, Hughes, Conditional Use for an Accessory
Dwelling Unit (ADU) - Public Hearing.
DATE: March 17, 1998
SUMMARY: As part of a renovation of this historic house, the applicant proposes to
build a new attached garage with a voluntary Accessory Dwelling Unit above it.
Conditional Use approval, including a rear yard setback variance is requested.
The unit is 100% above grade. The applicant is not requesting the FAR bonus.
Staff recommends approval, with conditions.
APPLICANT: Gail Hughes, represented by Jake Vickery Architects.
LOCATION: 712 W. Francis Street.
ZONING: R-6, Inventory of Historic Sites and Structures.
CURRENT LAND USE: Detached single-family residential.
LOT SIZE: 4,500 square feet.
REVIEW PROCEDURE: Accessory Dwelling Units (ADU's) require conditional use
approval by the Planning and Zoning Commission at a public hearing. It is a one-step
review that requires notification to be published, posted and mailed in accordance with
Section 26.52.060(E).
The following sections of the code are applicable to conditional use reviews of ADU's:
Section 26.40.090, Accessory Dwelling Units; Section 26.28.040, Medium -Density
Residential (R-6); Section 26.60.040, Standards Applicable to All Conditional Uses;
and, Section 26.58.040, Residential Design Standards.
REFERRAL COMMENTS: Housing Office comments have not been received.
Standard conditions of approval are included in the recommended motion.
STAFF COMMENTS:
Section 26.40.090(B), Accessory Dwelling Units, Development review standards.
1. The proposed development is compatible with and subordinate in character to the
primary residence located on the parcel as well as development located within the
neighborhood, and assuming year-round occupancy, shall not create a density pattern
inconsistent with the established neighborhood.
Response: The proposed unit is approximately 375 square feet of net livable space, is
located at the rear of the lot, over a garage, and has access to an alley for parking. A
private entry for the unit faces West Francis Street.
The City has developed programs to encourage this sort of infill housing development,
which is particularly compatible with the character of the West End.
2. Where the proposed development varies from the dimensional requirements of the
underlying zone district, the Planning and Zoning Commission shall find that such
variation is more compatible in character with the primary residence than the
development in accord with dimensional requirements.
Response: The applicant requests a rear yard setback variance. Only areas used
exclusively for garage space may be within five feet of the rear yard setback line; all
other building space must provide a ten foot setback. The applicant proposes to place the
ADU directly over the garage, therefore a five foot setback variance is requested. Staff
finds the proposed placement appropriate to the historic structure and in character with
the neighborhood.
Section 26.60.040, Standards Applicable to All Conditional Uses
Pursuant to Section 26.60.040, a development application for a conditional use approval
shall meet the following standards:
A. The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Comprehensive Plan, and with the intent of the zone district
in which it is proposed to be located.
Response: The stated purpose of the R-6 zone district "is to provide areas for long-
term residential purposes with customary accessory uses." ADU's are allowed as
conditional uses in the R-6 zone district, and the proposal helps further one of the stated
themes of the AACP with regard to "revitalizing the permanent community" by
"increase(ing) resident housing." Also, the proposal is consistent with the following
purposes, goals, objectives and standards of the AACP:
2
• "Promote, market and implement Cottage Infill and Accessory Dwelling Unit
programs;"
• "Develop small scale resident housing which fits the character of the community and
is interspersed with free market housing throughout the Aspen Area and up valley of
Aspen Village;" and,
• "The public and private sectors together should develop . . . employee -occupied
accessory dwelling units, to achieve the identified unmet need to sustain a critical mass of
residents."
B. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding land uses, or
enhances the mixture of complimentary uses and activities in the immediate vicinity of
the parcel proposed for development.
Response: The subject parcel is surrounded by duplex and single-family residential
uses, and an ADU use is both consistent and compatible with the existing residential
development in the immediate vicinity.
C. The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and
odor on surrounding properties.
Response: The unit is located on an alley above a garage and will not have significant
impacts on any circulation areas. An on -site parking space must be provided, according
to Section 26.40.090, unless waived by Special Review.
D. There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks, police, fire
protection, emergency medical services, hospital and medical services, drainage systems,
and schools.
Response: The unit will not have a significant impact on public facilities and
services.
E. The applicant commits to supply affordable housing to meet the incremental need
for increased employees generated by the conditional use.
Response: The applicant has volunteered to provide the unit. No mitigation is owed.
F. The proposed conditional use complies with all additional standards imposed on it
by the Aspen Area Comprehensive Plan and by all other applicable requirements of this
title.
Response: The proposed conditional use will comply with all additional standards
imposed on it be the AACP and by all other applicable requirements of the Municipal
Code, such as those contained in Section 26.58.040, Residential Design Standards.
3
STAFF FINDINGS AND RECOMMENDATION: Community Development staff
finds that the application should be approved as submitted, with the following conditions:
Prior to the issuance of any building permits, the applicant shall comply with the
following:
A. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin
County Housing Office for approval. Upon approval of the deed restrictions
by the Housing Office, the applicant shall record the deed restrictions with
the Pitkin County Clerk and Recorders Office with proof of recordation to
the Planning Department. The deed restriction shall state that the accessory
units meets the housing guidelines for such units, meets the definition of
Resident Occupied Unit, and if rented, shall be rented for periods of six
months or longer; and
B. Kitchen plans shall be verified by the Housing Office to ensure compliance
with specifications for kitchens in ADUs.
2. The ADU shall be clearly identified as a separate dwelling unit on building permit
plans and shall comply with 1994 UBC Sound Transmission Control guidelines
(Appendix Chapter 12, Division II, Section 1208).
3. Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the
unit to ensure compliance with the conditions of approval.
4. All new surface utility needs and pedestals must be installed on -site.
5. The applicant shall consult the City Engineer for design considerations of
development within public rights -of -way, and the Parks Department for vegetation
species, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from the City Streets Department.
6. All material representations made by the applicant in the application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
7. A five foot rear yard setback variance is granted to accommodate the ADU.
RECOMMENDED MOTION: "I move to approve the conditional use for an ADU at
712 W. Francis Street with the conditions as outlined in the Planning Office Memo dated
March 17, 1998.
EXHIBITS:
A. Staff memo dated March 17, 1998
B. Conditional Use Application
4
LAND USE APPLICATION
712 West Francis
HUGHES RESIDENCE
JAKE VICKERY ARCHITECTS
100 SOUTH SPRING STREET #3
ASPEN, COLORADO 81611
�' 11106Y•4mZ:0111
RCHITECTL�111
March 2, 1998
Amy Guthrie IW SOUTH SPRING ST. •3
POST OFFICE BOX 12360
Aspen Community Development Department ASPEN, COLORA D081612
TELEPHONE / FACSIMILE
130 South Galena 970, 925-3660
Aspen, Colorado 81611
RE: 712 West Francis
Dear Amy,
Please find attached our combined Land Use Application for HPC Review of partial
demolition and ordinance #30, compliance and conditional use for an accessory dwelling
unit with a rear yard set back variance for proposed development at 712 west Francis.
Information provided for Review:
1. Combined Land Use Application Form
2. Supplement to Historic Preservation Development Application Form
3. Compliance with Review Standards for HPC partial demolition
4. Compliance with Review Standards for a conditional use for an accessory dwelling unit
with a 5' rear yard set back variance.
5. Compliance Documents for Ordinance 30 (under separte cover)
6. 50 Scale Adjacency Map and Neighborhood Photos
7. Vicinity Map
8. Disclosure of Ownership
9. Owner's Authorization to Represent
10. Survey
11. set of 11"x17" reduced (1/8" scale)copies of all drawings including existing and
proposed site plans, floor plans, and elevations.
12. Check for Review fee.
Sincerely,
Jake Vickery, Architect
LAND USE APPLICATION FORM
1. Project Name: 712 W. Francis
2. Project Location: 712 W Francis, ASPEN
(SEE ATTACHED LEGAL DESCRIPTION)
3. Present Zoning: R6 4. Lot Size: 4,500
5. Applicant's Name, Address & Phone
GAIL HUGHES
302 E. HOPKINS AVE
ASPEN, COLORADO, 81611
970-544-0400
6. Representative's Name, Address & Phone #
JAKE VICKERY ARCHITECTS
100 SOUTH SPRING STREET #3
ASPEN, COLORADO, 81611
970 925-3660
7. Type of Application (Please check all that apply)
X Conditional Use
Conceptual SPA _Concept Historical Dev.
Special Review
Final SPA _Final Historic Dev.
8040 Greenline
Conceptual PUD _Minor Historic Dev.
Stream Margin
Final PUD _x_Historic Demolition
Mountain View Plane
Subdivision _Historic Designation
Condominiumization
Text/Map Amendment _ GMQS Allotment
Historic Lot Split
_GMQS Exemption
8. Description of Existing Uses
(number and type of existing structures; approximate sq.
ft.; number of bedrooms; any
previous approvals granted to the property).
SITE IS CURRENTLY DEVELOPED WITH HISTORICAL MINER'S COTTAGE
RENOVATED IN 1996
9. Description of Development Application
HPC partial demolition and renovation, accessory dwelling with variance
10. Have you attached the following?
YES Response to Attachment 2, Minimum Submission Contents
YES Response to Attachment 3, Specific Submission Contents
YES Response to Attachment 4, Review Standards for Your Application
APPLICATION FOR PARTIAL DEMOLITION AND AN ADU WITH VARIANCE
712 WEST FRANCIS
March 2, 1998
(attachment #, Item #)
(2-2) Street Address
712 W Francis
Aspen, Colorado 81611
(2-3) Legal Description
Lot , Block
Compliance with Review Standards for a conditional use for accessory dwelling
unit
712 West Francis
Items referenced below pertain to enumerated requirements of the
preprinted application materials supplied by the city.
(Attachment #, Item #)
(2-1) see attached Owner's Authorization Letter
(2-2) see attached Legal Description
(2-3) see attached Disclosure of Ownership
(2-4) see attached Vicinity Map
(2-5) Compliance with relevant Review Standards:
This is a voluntary ADU and is a classic "Cottage Infill" situation for which
this legislation was created.
The proposed ADU will have a minimum of 300 net livable square feet and
will accommodate one or two employees.
This proposal increases the number of bedrooms on site to three. No on -
site parking spaces are provided for this development. Pursuant to
Section 5-510-A-1, no additional parking spaces are required for
development of a studio or 1 bedroom ADU. This is a small, 4,500 square
foot pre-existing non -conforming lot. An on -site parking space would
significantly reduce the amenity to the rear yard and leave little useable
open space. This property is located within easy walking distance the
town's major bus route. The applicant feels that requiring any additional
parking spaces would be a hardship and a disincentive to this application.
The proposed ADU offers an excellent housing opportunity to locals.
This application is submitted with the expressed understanding that the
deed restriction placed on the property as a result of the ADU approval will
be the one in place at the time of submittal of this application.
Please see Items 4A through 4F below for a more detailed explanation of
conformance to specific standards.
The proposed work is under review by the Historical Preservation Commission. This
application is submitted conditional upon HPC approval of the modifications to the
structure necessary to accommodate the proposed development.
(4-A) The Aspen Land Use Code permits an ADU as a conditional use in the
R6 Zone.
(4-B) This ADU provides an accessory residential use in the R6 Zone and a mix
in a variety of housing types in the neighborhood. It is compatible with
other residential uses in immediate vicinity.
(4-C) The proposed location below grade maintains open space and minimizes
the mass above grade. Light, air, and egress to the lower sleeping level
are provided by generous light wells.
(4-D) Services will be an extension of the services already in place and are
adequate.
(4-E) This proposal will not generate any new employees and provides on -site
housing for one or two resident employees.
(4-F) This proposal conforms to the Aspen Area Comprehensive Plan and other
requirements of the Code.
City and Township of Aspen,
Pitkin County, Colorado
(2-4) See attached Vicinity Map
(2-5) Compliance with Review Standards
This property meets review standards B, C, E, and F and qualifies
to be a local designated landmark. It was built in 1888 and much of
the original materials are intact. It is a vernacular miner's cottage
and is representative of Aspen's Victorian past.
(3-1) See attached Boundary Survey
(3-2A) See attached letter authorizing Jake Vickery Architects to act as Owner's
Representative.
(3-26) See attached letter requesting designation grant, and waiver of Application
and Park Dedication Fees.
SUPPLEMENT TO HISTORIC PRESERVATION
DEVELOPMENT APPLICATIONS
IMPORTANT
Three sets of clear, fully labeled drawings must be submitted in a format no larger than 11 "X17", OR one
dozen sets of blueprints may be submitted in lieu of the 11"X17" format.
APPLICANT: Gail Hughes
ADDRESS: 302 E Hopkins Ave, Aspen,
CO 81611
ZONE DISTRICT: R6
LOT SIZE (SQUARE FEET) 4,500 SF
EXISTING FAR: 1,926SF HOUSE
ALLOWABLE FAR: 2,820 SF
PROPOSED FAR: 2,816 SF
EXISTING NET LEASABLE (Commercial): N/A
PROPOSED NET LEASABLE (Commercial): N/A
EXISTING % OF SITE COVERAGE: 28%
PROPOSED % OF SITE COVERAGE: 62%
EXISTING % OF OPEN SPACE: 72%
PROPOSED % OF OPEN SPACE: 48%
EXISTING MAXIMUM HEIGHT: 25 FEET (a) 1/3 POINT
PROPOSED MAXIMUM HEIGHT: 25 FEET (@ 1/3 POINT
PROPOSED % OF DEMOLITION: 10%
EXISTING NUMBER OF BEDROOMS: 2
PROPOSED NUMBER OF BEDROOMS: 3
EXISTING ON -SITE PARKING SPACES: 3
ON -SITE PARKING SPACES REQUIRED: 3
SETBACKS:
EXISTING: ALLOWABLE:
PROPOSED:
Front: 24.58 Front: 15.00
Front: 18.58
Rear: 25.42 Rear: 5.0
Rear: 5.83
Side: 8/11.25 Side: 5/5
Side: 8/5.25
Combined Frt/Rr: 50 Combined Frt/Rr: 20
Combined Frt/Rr: 24.41
EXISTING NONCONFORMITIES/
ENCROACHMENTS:
VARIATIONS REQUESTED (eligible for Landmarks only: character compatibility
finding must be made by
HPC :
FAR: Minimum Distance Between Buildings:
SETBACKS: Front: Parking Spaces:
Rear: TO 5' Open Space (Commercial):
N/A
Side: Height (Cottage Infill Only):
N/A
Combined Frt/Rr: Site Coverage (Cottage Infill Only):
5%
SUPPLEMENT TO HISTORIC PRESERVATION
DEVELOPMENT APPLICATIONS
IMPORTANT
Three sets of clear, fully labeled drawings must be submitted in a format no larger than 11"X17", OR one
dozen sets of blueprints may be submitted in lieu of the 11"X17" format.
APPLICANT:
ADDRESS:
ZONE DISTRICT:
LOT SIZE (SQUARE FEET)
EXISTING FAR:
ALLOWABLE FAR:
PROPOSED FAR:
EXISTING NET LEASABLE (Commercial):
PROPOSED NET LEASABLE (Commercial)
EXISTING % OF SITE COVERAGE:
PROPOSED % OF SITE COVERAGE:
EXISTING % OF OPEN SPACE:
PROPOSED % OF OPEN SPACE:
EXISTING MAXIMUM HEIGHT:
PROPOSED MAXIMUM HEIGHT:
PROPOSED % OF DEMOLITION:
EXISTING NUMBER OF BEDROOMS:
PROPOSED NUMBER OF BEDROOMS:
EXISTING ON -SITE PARKING SPACES:
ON -SITE PARKING SPACES REQUIRED:
Gail Hughes
302 E Hopkins Ave, Aspen, CO 81611
R6
4,500 SF
1 926SF HOUSE
2,820 SF
2,816 SF
N/A
N/A
28%
62%
72%
48%
25 FEET (cD 113 POINT
25 FEET (cD 113 POINT
10%
2
3
3
SETBACKS:
EXISTING:
ALLOWABLE:
PROPOSED:
Front: 24.58
Front:
15.00
Front:
18.58
Rear: 25.42
Rear:
5.0
Rear:
5.83
Side: 8/11.25
Side:
5/5
Side:
8/5.25
Combined Frt/Rr: 50
Combined Frt/Rr:
20
Combined Frt/Rr:
24.41
EXISTING NONCONFORMITIES/
ENCROACHMENTS:
VARIATIONS REQUESTED (eligible for Landmarks only character compatibility finding must be made by
HPC):
FAR: Minimum Distance Between Buildings:
SETBACKS: Front: Parking Spaces:
Rear: TO 5' Open Space (Commercial):
Side: Height (Cottage Infill Only):
Combined Frt/Rr: Site Coverage (Cottage Infill Only):
N/A
N/A
5%
VICAR 11 ' 9, ' 117: 45AII ASPEN HOUSING OFC:
P.1
MEMORANDUM
TO: Amy Guthrie, Community Development Dept,
FROM: Cindy Christensen, Housing Office
DATE: March 13, 1998
RE: 712 West Francis Conditional Use for an Accessory Dwelling Unit
Parcel ID No. 2735-124-08-004
REQUEST: The applicant is requesting approval for an accessory dwelling unit to be located
above a two -car garage.
B-ACITGROUND: According to Section 26.40.090, Accessory Dwelling Units, a unit shall
contain not less than 300 square feet of net livable area and not more than 700 square Beet of net
livable area.
LS_AM: When the Housing Office reviews plans for an accessory dwelling unit, there are
Particular areas that are given special attention. They are as follows-
1. The unit must be a totally private unit, which means the unit must have a private entrance
and there shall be no other roams in this unit that need to be utilized by the individuals in
the principal residence; i.e., a mechanical room for the principal residence.
2. The kitchen includes a minimum of a two -burner stove with oven, standard sink, and a 6-
cubic foot refrigerator plus freezer.
3. The unit is required to have a certain percentage of natural light into the unit; i.e., windows,
sliding glass door, window wells, etc., especially if the unit is located below grade. The
Uniform Building Code requires that 10% of the floor area of a unit needs to have natural
light. Natural light is defined as light which is clear and open to the sky.
4. Should the unit be used to obtain an FAR bonus, the unit MUST be rented to a qualified
employee.
5. A deed restriction MUST be recorded PRIOR to building permit approval. The deed
restriction shall be obtained from the Housing Office,
COMMENDATION: Staff recommends approval of this unit as long as conditions 1 through 5,
stated above, are met.
`re'6ermrY7I M398 adu
u rau•::►O u
To:
Amy Guthrie, Planner
Thru:
Nick Adeh, City Engineer
From: Chuck Roth, Project Engineer C-12
Date: March 19, 1998
Re: Hughes Accessory Dwelling Unit
(Parcel ID No. 2735-124-08-004; 712 West Francis Street)
The Development Review Committee has reviewed the above referenced application at their March
11, 1998 meeting, and we have the following comments:
1. Parking - The application contains an incorrect citation for the Code section concerning parking
spaces for ADU's. The correct citation is 26.40.090.A.1. The application is correct in stating that a
parking space is not required for the proposed studio unit. Please note however that dwellings that
are approved without on -site parking result in additional use of City streets as parking lots and
resulting changes in neighborhood character.
2. Drainage - Site drainage and surface runoff for both the primary residence and the ADU should
be detained on site in landscaped areas or routed through vegetated area on property. The site
should not be drained to City streets or alleys.
3. Trash & Utilities - All utility meters and any new or relocated utility pedestals or transformers
must be installed on the applicant's property and not in the public right-of-way. For pedestals,
easements need to be provided. The building permit drawings need to indicate all utility meter
locations. Meter locations have to be accessible for reading and may not be obstructed by trash
storage.
4. Sidewalk, Curb and Gutter. - The site is located in the West End where sidewalks are
excluded from being built. However the "Pedestrian Walkway and Bikeway System Plan" does
indicate that there should be pedestrian usable space off of the street surface. Therefore, the
building permit drawings must indicate a five foot wide pedestrian usable space with a five foot
buffer for snow storage.
5. Aspen Consolidated Sanitation District - A new sewer tap line will probably be needed.
6. Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights -of -way, parks department (920-5120)
for vegetation species and for public trail disturbance, and streets department (920-5130) for
mailboxes , street and alley cuts, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from the city community development department.
DRC Attendees
Staff: Amy Guthrie, John Krueger, Jack Reid, Chris Bendon, Rebecca Schickling, Tom Bracewell,
Phil Overeynder, Stephanie Levesque, Ross Soderstrom
98M78
2
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION
FOR PARTIAL DEMOLITION
LOCATED AT 712 W. FRANCIS STREET, ASPEN, COLORADO
RESOLUTION NO. L, SERIES OF 1998
WHEREAS, the applicant, Gail Hughes, represented by Greg Pickerell, has requested
partial demolition approval for the property located at 712 W. Francis Street. The
property is on the inventory;and
WHEREAS, all applications for partial demolition of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the Development Review Standards of
Section 26.72.020(C) of the Aspen Land Use Code in order for HPC to grant approval,
namely:
1.Standard: The partial demolition is required for the renovation, restoration or
rehabilitation of the structure, or the structure does not contribute to the historic
significance of the parcel; and
2.Standard: The applicant has mitigated, to the greatest extent possible:
a.Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of original or significant features and
additions.
b.Impacts on the architectural character or integrity of the structure or
structures located on the parcel by designing new additions so that they are
compatible in mass and scale with the historic structure.
WHEREAS, Amy Guthrie, in her staff report dated March 11, 1998, recommended
approval of parts of the application with conditions, and
WHEREAS, the application was reviewed at regular meetings of the Historic
Preservation Commission on March 11, 1998 and March 25, 1998, at which the
Commission considered and approved parts of the application with conditions by a vote
of 5-0 amd 7-0 respectively.
NOW, THEREFORE, BE IT RESOLVED:
That the following actions be approved with conditions as a partial demolition review for
712 W. Francis Street, Aspen, Colorado:
1. The partial demolition requested for the new garage/ADU addition, and the design
of the addition.
2. The partial demolition needed to replace the gabled dormer on the rear of the east
side of the roof as approved on March 25, 1998.
3. Two new double hung windows may be added on the west side of the house as
shown, but the existing historic double hung window may not be replaced with a pair of
double hung windows.
4. Information should be provided from a structural engineer as to how the building
will be protected during excavation for review and approval by HPC.
5. Drawings should be modified to show the existing second entry door to remain.
APPROVED BY THE COMMISSION at its regular meeting on the day
1998.
Approved as to Form:
City Attorney
HISTORIC PRESERVATION COMMISSION
ATTEST:
Chief Deputy Clerk
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