The URL can be used to link to this page

Home My WebLink Aboutagenda.hpc.20030326ASPEN HISTORIC PRESERVATION COMMISSION March 26, 2003 COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO NOON - SITE VISIT - 819 E. Hopkins - Please make every effort to attend the site visit. 5:00 I. Roll call II. Approval of minutes - March 12, 2003 III. Public Comments IV. Commission member comments V. Disclosure of conf[ict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued - Sardy House - Front Porch Maintenance (Next resolution will be #6) VIII. OLD BUSINESS . rt :, A. NONE IX. NEW BUSINESS A. Meadows/Trustee Townhomes Unit 2 - Minor Review (withdrawn) 5:10 B. Meadows/Trustee Townhomes Unit 3 - Minor Review, Public Hearing 5:20 C. 331 W. Bleeker - Conceptual - Public Hearing 6:05 D. 819 E. Hopkins - Conceptual - Public Hearing X. WORKSESSIONS A. NONE 5 XI. ADJOURN ASPEN HISTORIC PRESERVATION COMMISSION March 26, 2003 COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO 1, NOON - SITE VISIT - 819 E. Hopkins - Please make every effort to attend the site visit. 5:00 I. Roll call II. Approval of minutes - March 12, 2003 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Proj ect Monitoring VII. Staff comments: Certificalt*tof No Negative Effect issued - Sardy House - Front Porch Maintenance (Next resolution will be #6) VIII. OLD BUSINESS A. NONE IX. NEW BUSINESS A. Meadows/Trustee Townhomes Unit 2 - Minor Review (withdrawn) 5:10 B. Meadows/Trustee Townhomes Unit 3 - Minor Review, Public Hearing /64)~ 5:20 C. 331 W. Bleeker - Conceptual - Public Hearing co-,7/. 4,31,1- 74< 6:05 D. 819 E. Hopkins - Conceptual - Public Hearing C ,+pz,17 4 *.411 4-ill X. WORKSESSIONS A. NONE 5 XI. ADJOURN PROJECT MONITORING Jeffrey Halferty 428 E. Hyman (former Sportstalker Store) 213 W. Bleeker (Schelling) 101 E. Hallam (Gorman), with Neill 216 E. Hallam (Frost/Auger), with Mike 735 W. Bleeker (Marcus), with Teresa 922 W. Hallam 110 W. Main (Hotel Aspen) 118 E. Cooper (Little Red Ski Haus) Neill Hirst 434 E. Main (Hills) 409 E. Hyman (New York Pizza building) 205 S. Third 101 E. Hallam (Gorman), with Jeffrey 635 W. Bleeker 110 E. Bleeker Mike Hoffman 950 Matchless Drive (Becker) 216 E. Hallam (Frost/Auger), with Jeffrey 513 W. Smuggler (Harman) 633 W. Main (Dart) 920 W. Hallam (Guthrie) 640 N. Third Teresa Melville 232 W. Main (Christmas Inn) 323 W. Hallam (Rispoli) 513 W. Bleeker 735 W. Bleeker (Marcus), with Jeffrey 515 Gillespie (Bone) 501 W. Main Street (Christiania Lodge) Valerie Alexander 216 E. Hallam (Frost) 533 W. Francis (Gibson) 232 W. Main (Christmas Inn) Derek Skalko 135 W. Hopkins 302 E. Hopkins 501 W. Main Street (Christiania Lodge) r 1 CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion 4# 90 - ;0000.-: 29 n* + '. 4 - r. .... I 54 Llthktri , 147 2 r. 4 ' .f . * iv. ' A ..I= ML. .. 1. ' ./. '' .4/ 1 2.1:'ll\t "...43% '.y --1.-- 94 f - .1.. 11';:.%1:li~* *10+261* ek:ital,1~.11&~ i ..=1-7*.-'Â·~~ 1 3. . , -*f'*-<N.-i-- -- * 4 4. . 4 1.14 4.44 *48 9 1' ~ ~~ 3<tjf, Â¥ 11 1 r 4 thi. 'll'IJ. -tr . tpill ff}11 1.-- a - 4,Â§. \ / . 'h\FV.f,/8, I ili, J .... i# %.tr ..~ 1, r ' Ill AL .0 '9*WEW"/ 91' .,4 A ;, I. ...> 'll ./ I ' . I I r. 1.Ju....I....I".Fl - 4. I ./. I =""I:=Ii:*l~~ . / ' 1*~ ~ * AM?. . ././././.k /44/*Â·4 4/.Ill// 1//pjv,7/r 2. ~ Mp; Ilillilli '*2k~/I - -5 FIX' M ' *6) f.p~2,*~ ~23:34/ dA I I *1-8//Lil#,. 1//'I.&//:Il bl'.481/duA ir.4#5. - #1â€¢~4,1,â‚¬.ti<.49:213,' 7 7,4*15 Ip< Â·' 4 4 4 4,61,4 lili 1 : 1 l., . , j1.'.:'Ij.1,1.:2...i*.1,1..,)IIiÂ·.r'-7Â¢'i.Â·-4.1.t.'fÂ·%,Â·:.~ . r 24 k 1 4 1 f 1 1 : ; 2 " }- i 1 i.i.t~ 2 ,-;-i..: I- :t i,- ;.2..4,4~Â· bsÂ·'4,4.'~~'.:u' i- ..4 iÂ·b :- i ... . - 4. r, ..: 3.Ej*g ::TI-li;'~1)> #iÂ·Â·-~Â·%â‚¬'41,-Â·%44-'j?;<StiÂ·,~.-4Hf44Â·234}jAI:.~Â· ~.- *t,li~ I j 1 Ill ./ . 111,~,211 :, 7 -1 ...2,1...11,1 .1 ..{1:4.tif<,1 ,)4~.,tt...69Â·S~.-"d~*Y)~.iLIfJd~&1,;Â·4,~44.r,i.*~A&#u;,4.-J,,.~1.*~,2.7.+M:,9.Â·.~ -Â·.2 :~~Â· Â·i Â·Â·:. 1 4. ..1 , .i 5, : . 1 1 1 -1 1'., 1.- 1.,b. :7,- -pfu 4 1, ' 018/k ' .7.1 -0 , _ Â·1!.1~' f KmliÂ·jÂ·Â·.Â·~Â·~~.~' :~~Â·~Â·Â·UnkjaiÂ¢bRt*"4<9~7. 32994Â¢%99+4,<Â· ~â€ž I 4 , , iÂ·, : 'Â·:Â¥4 -Â· 154Â·K),4.-1 11; 7.04910 1,1~11 1,1 '~'~ ' 4 ' , AÂ¢,~ ~ Â· *~bt,Â· ':Â·~Â·2.Py:*. ,,.. 11'."' 6 0.8,= E .3.Â·' (ive,Â¥j:#f::}7Â¢6;~*11 4"i . i'- 1.- 1. I 'm 1 1 1 1 1 4- .."2 1 1,0 ...7.1 AF %*Ovt:' el:mi ! ;: Ilk ~Â· *~~ 02~ IÂ·~ ~~~t.!...e t..1.7-J)~. il.~Â¢:Â·fh:A- 111 , 4 ' z y. 90 :f. St 2, Â·Â· 1, 1 r , -IN.L., Enr I . 1& ' Â·*' i ,-i?,Â·4:1,,~-,j:k,?,itTrM"' ' 4 .h .. ' ~ ~ -0 ? t,fiÂ·tÂ·Â·iÂ·'Â·'ftÂ·T.Â¢;,Â»t'ffii, 1 1 j :21 . .. I Â·.. U.'.12~3 :l. â€¢, 4 -11 - 4,Â·. .7 33:,Â·-1 . 1 9 Â· 915D1' , .. 1 1 . ... 4 r. r I t i.....I- Â· 1 Â· NC'â€¢4:fk'â€¢&2'dp. 1 1~*wr + 4 i 1 'i.F;. i~'>h'.i . .1 . n 4/3*+/ u . / 1 il D LF# 00- 0 / ........ . i; 3 .--i-/ - - 1 1 t. .'/'1. I Â·â€¢.'Â·.,4Â·.:I.4~,# Â·.Sâ€¢,~ ,14 , ----7Â·3-1. t ":-1.:-41 1 Â· , 1'' 1 R "2 , 0 le' - ...,11,12.--.. ..1 1 | I Fl 11 0 , '1. i.9 1-71 11 1111-12 li . 1,~., ffut/> 1 1 1.... 1 *11 . 11. :94 1 k '4,- - 11 Â· f. -- , 1 DRIA /2~~ P V,,9*9 '~; 34 I Â¥ * ' 14 11 + ~ 1 '~f,44~4* :. :.Â·Â·.t q-4 1 4. d.1../4 ' . 4 1~fÂ·;4~4 w.*8 - Ali 91 '.3.- :Â».i,~i., ;121111 !1.11 2.526â€¢ f . , 4 1 '': ~Â·-'.1':7*.~r,Ti, ,'~6.4:' , .~ - ' ' . 4.':41 : -1.1: 1* i. u 4.11 i r i .1.0 17 IF . 1, .. *414% 1 ..2.,04'hy.liti~optipÂ·qet* 4 '771(. 4 , 2 ;i . * e J. Â·-1 =P ,, ' Â» 4.. *1 *-1 n- . . -A 1 . 42 6/ â€ž .. .~.â€ž4.f,fer'fk:*,*4 ,# *j.,242,A~'*0' 0,1.4/, ,Â·1*flf;ir~,A~8~Â·fÂ«r. 4 ,, 4,2 5,~ 1 1.i#, . .1 6 n, . . ri 42~414 i i!''iii ' '' 1 . . I. 1 1 11 ./ 1 1 r- 9 4~,0Â¥ 5 1 L' 4 .1~ .1 1 Mult#* At.'54':C .644*'i42*-:tÂ¢~ifÂ· 1~ '~,~4, 9,0 11.~-ill' ;gem- i le Mi A 5... 0#?1 .,4. 111 | 11 Â£ U.Â·0=. I 1-It '; ..,11/ Maaâ€¢tâ€¢ Â·, i 1 1 & 0*eâ‚¬aÂ»get . r [/Eneâ€¢r# .1./. I 1 + 1 ' 4' 1106 We}~ 1-f' 7, ~ ..te 1 '1 11 1 1 Li d t )1 ...1 * $ 3 L'EfjL.I i#--Â» I. Â·-1:0,02... 1.FY:':. :19.3.: ..;7 .A,132/6i.#.' 7 1 1 -6 11 i t..'1 2 le.,~11,7'1:~P 4/2- *'9 ....5. 90*2 ... , < '4, 1 ' i 't'CLAE~*Iff: ./. 1 1 1 .. 11. 1 1 .111* 6-,i~ 'f'.Â·:~,Grl,Â·.:=,la...Â·01,1,423*:*Pâ€ž4,MI,,:4'p Â·:~- Â·r,Â·Â·â€ž4 Â· Â·Â·Â·Â· Â·Â°y"',9,fr*'IDMF , t. . 71 . a * 1.-9 a. ".01:(41,:Qugi*i:4*417(iâ‚¬.i--Ek'46â‚¬,4.L.i U , , r . d Al . 1---9 1 - ~1 3 1 111 11]1[[1[Â®11?93=-1 1 .!14,1114 11.Nk.- C A i''w Ali m89- tv Olly}27-Â· & 11 81 11. % ' 41 1 1 " 1.11 11 1/.-1+11, 11 1 1 0, 1 1 C- 1.9 CiI ! '111 : P I / 111 I C J : r.21 ~i i I 31. 01 1 4,1 4 ~ lilli Â·Â· 6 4 qt. 1 1 r. .9 ts i,j - ~ ~1 .t~ :1Â·ip Ill , C Z -1 , I? gil . I , 00 auNOIN . Â¥TV. 0011Â¥ fr- / 5 6 0 ._(- l. #-rlrs 2- O,1 ~A,je O.r<Le ar 5TRUCTURAL GENERAL NOTES & SPECIFICATIONS . 4-- HALLAM LOT A 1 ------- ' ~Â¥-9-6. c~2--009-- a DEPGN CODES ' 4'-4" Uniform Bul- Codi (UBC). 1997 Merieon Concrete hstitute Bull~ng Code (Aa 318-95) Al ' 1 Amer,con bitltutâ€¢ of Steel Constructton, Wor,uo of St- Con,truction (AISC @th E<#Mon) t ' A-loon batitute of Tmber Conetruitton* 11mber Oonslructk~ Mont,00 (AfTC 41 b Emton) 1 ~ 2 Notionot Design Be/ncotion, for Wood Con,Ductton ONDS 1991) FOUNDATION: A (DIERAL - I 1. The R,un*,ljon dieign wo~ 6>oseâ‚¬ en the fo#oving 0-um* pÂ¢,mmeters: ' , bkiimi o#oÂ»Â·ob~ b/or*,1 p,visur. - 2- 1, 1 h lim lon/,â„¢/M $04-I becrie pressur, - Op., , / 1 ! Loterol wit pr=Sure - Al#/ At W I 1 9, I 3 4 E - Pon/w 300 0 1/ % 11Â·90 , , . t . Th. 0/1/2 80# con/Ner, Shin 60 Inveiligotid end the obove poromet,ri Mell be -rifi,d by c Soli ' ' - I I i. AM --. b K 1 . -- 1 1 :E E 1 1 ingin"r. regi,tered h the Stcte of Worodo, prior to const,uction of the 4/*Hon. 4 th- on xy #iuipancl,i w#th thi abmi 09,umptions, thm the bmditlon Iholj bâ€¢ 0--designed 111 If f.. . :. i Â·~ t Contractor /oil pr~died oH necessory sheet/,g. shoring ond brecing whe,B requir,d 4 /*I/#y md 8. EXGAVAION , 1, / - / 4 M. 8 *Of'y complete the work. .1 \ 1 ' C=J 2. A,ele e*Ces,â€¢IR â€¢illing or 49 of the fourectlon Ixecetion du+g conitruction Keep **Covatkni m-*y h, of weler " 0# tkne Â®,d comp'hy he of 'cler durN,9 pkxement / concrete. . 11 21 4 - 1, 1 C. BEARING R/AREMEITS I 1. Foothgs sholl -r on nolural undistureed */ beg. the h.1 depth Iquired by the applicable bull*,g I. P Cod, Any -creponcles â€¢fth the footh,g -4.tkre *holm c. the pAm* â€¢hoN be bought to the cttention of 1 , . ALLOW FOR 2'-0" COVER - | Â· AT WINDOW WELL | 2 8,#49 alle# W founded on con*uow, coner,f, Ipood fbotlp p/oce,~ on undb#w:bed natur# 80#. ,/ ~ 1 ~Ir ' r==S~ r --j1-liL___ . _JI = /-- f) R P. GENERAL REQUIREMENTS , ts " . 1 1 1 1, C-,r mundtion, und-Â· coA,mâ€ž/ Md Ic#, uâ€žlin /oted ofh,rny- ' 1 hi 1 2 #Â¥Dva, 8.48. wel#ofk,n M c,-0,0 moc. 0,Â·eos as requhd by b. UAC . | ~ 1 Back/1 on wolls with /1 of both /016 00# b, compoeted in /qu* Hfts eoch side of ic,1 IMI .'/ 1 4%~ .~ CONC.ElE RET~NING 4- 1 1 - A =- J h tocklmed on one 'de oniy /00 how of supporting 'obi. permanent fieming or tompwory brac,ng h ; 1 pl- pricâ€¢ to pacement of thi boall# (unle= noted othâ€¢nvisâ€¢ on pions)Â· Â£-4 CONCRETE: - . 1 ,1 : . . / I A. CONCREIE REQUIREMENTS f i -A Concrete has been des*â€¢ed oed â€¢hor be con,truct,d h eecordance w#h the kotest editions of the American Concriti hilitute a.*5,19 Code, ACI 318 and 5/Ic,!collon* foir Structu,ol 1 ! i ,;2,11,/ 6 11 11_11#Tl A ! i ~ ' i 1 + Conor,te for 80#c*,P. AD 301. Pro,MIde hot or Â«44 -ithar prolectkon per AO 305 & 306 . p Â·METIL-' 1â€ž I...4. ~ ' 1- 7 1~ ~ X /7,~ ~1=2=j kilkli?Ut==ijL_Â¢L!.il~ ' \ 1. Concrete Â»hol h.ve a ....num oornpreselve ./.gth . 28 do, 0/ 1 1 LJ Z Hb#, I /006(7. = S 1Â« U Shcbs ' '19 1 4 2 %0440* Ty'Pâ€¢ 0 cemard throughout ~Ith 4% c?r *ntrilnment 1 Mech,Â»,;08*,erof, c~,0,/0. 4 0, di fil: IM L BEAR ON UNDISTURBED SOIL OR ~ b 04 -8 ; 11, 41 M L' COMPACTED STRUCTURAL FILL 1 2 4. No 04*16,1-1 ~aN bi used without approve! by thi /ng#-r. 3. Addition of wit- to th, batch motarfol for Insumohnt Alinp h not p,rmitted. 1 91 1 i L 6. Do not ptic:, pwes, cucts or chosu a the *tructurd concrete #tbout the approvot of Ihâ€¢ \\ r SCHEMATIC /~ 32 A- 7. 11,0/0,0// de,/1 0 cose an# construc/0,1 Jobts pnor 10 *locing concre/, b actioe-}t pour. ' & Con/ref, shmy not b, 0 confect Â»,th mineium. 8. RONFORCNG Detajlh,g, libricition, and crictkn of rehfcrch, Itial bors sholl comply *lth the ACI impail ' 4 Â§4 U Monac of Standord Practice fy Ditemng Reinlorced Concrete Structuree ACI 315 4 I j -re'Mr $ i / / /'AÂ· ' ; A i 1 84 ' 1. Remforch, beri Â«hot' be ASâ„¢ AG!5-Gn,ch, 60 Z Â»b/ded -0 /bark; WIC# Cor,fom, fo ASâ„¢ Alai A,rn/il 61 00Â£ sheeÂ¢, on<r 11 1 / 1-. J Concrets profic?Â»11 for- rekitvoemer# /- 1 1/1 1 8 Co,1 090*st and per,nonenly 0*-d to Â®orth ...... J h. It i i E,p-d to eorth or *,other.............~6-010 ber._... 2 h 4'43=t=unsÂ»4__-_.-- .-- .-..1 L 1 00 63-4 bw......11/2 h Zt - Noe 0*posed te IMM w wiathw.....ecb, & 1,Wa...3/4 h , 1 I. beams & cok...7 4/2 h 3 --1 -i F | |~111. A,Drfe r=41&1â€žn- Mi W m- pki 2v of W- Ind ids ond wh logith.. _ ~ 7 -_ -- - - L -1 c 1-1 I 1 5. Sphoes in horizental beofne and â€¢ch *hoo occur et maspan for top bors old ove, 1,Â©ports for bottom .Â£h *-*9- 45 HORIZ. 0 1'-4' - p- 2 *Â® ZE 6. Dj.continue on,-hoW / hilzentd /1,/ 0/I- conetruetion/conD# Joht, ' ., . 3' CLR. N . 7 Proâ€¢*de corner bars of ,<,Iof *124 and :poc#,9 orcend oft corners .,1-1.111% 1 - E# 8. Â»0* 2-05 b,vi * a mh/mum of 2'-0' p,0.bet/on b,Rd the ,/A= of o# opariblq, 6, 1,0* beams - end *abs. Prudde 1-#5 * 4.-0~ dogonelly / all re-,ntro,t comm of atabs. RETAINING WALL PLAN 9. ProWde 00Â¤~sortes nâ€¢c~-y te proper4 -Imt reinforthg ot thâ€¢ po,mon, iheÂ»n = the plank SCALE: 1" = 10' liE .- * - 0.~ 01'-64 0.C. ~ 10 8*}ny-ng .poc.OS cr. mo.nt,rn on câ€¢nt- end 01# r~D,forch,9 ' cent*wous, unless noted ... emen,ise. / C SLABS 2'-or 4Â· 1. Prowde conbul JohniE et 12-0' mix. Iockle or / =40Â»r, or the Woni CONTINUOUS 3-#5 AS SHOY,N. 1 -4' ORAIN 2. Provide mAW,num 4- compoct,d grcv# under Moor slcb or grccle The materle shon constst of minus 2-Inch aggregate ,/ Â»ss then 50% possIng the Nu 4 -m and lus thin 2% poising the NA 200 0,~ 4% REVISIONS S.-O. SECTION (-~~) JOB NUMBER DATE 10-03-03 PERMIT AND CONSTRUCTION DRAWN BY HLB CHECKED BY RECEIVEn /23..!lff;24 EPK feK'.ul 9..:.%\ 1, g 27036.8 3 w SHEET NUMBER MAR 1 9 2003 ASPEN BUILDING DEPARTMENT 4:4*Â»'2~Â»52Â«.62Â«Â·52.1-:. A.- .Â· 9656-696 (046> X'U noo UIDilICI 1 NIVM 022 i i -SE[Al )* IS MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce 0hlson, Deputy Planning Director.A~ FROM: Katie Ertmer, Assistant Historic Preservation Planner RE: 31 Meadows Trustee, Trustee Townhomes At-The-Aspen Meadows Unit 3- Minor Development- Public Hearing DATE: March 26,2003 SUMMARY: The applicant is requesting exterior changes to Unit 3, of the Herbert Bayer designed buildings know as the "Trustee Townhomes" at the Aspen Meadows. The entire group is listed on the "Aspen Inventory of Historic Landmark Sites and Structures," and therefore any alterations to them must receive HPC approval and must comply with the "City of Aspen Historic Preservation Design Guidelines" and Aspen Municipal Code. The applicant is requesting to make changes to several windows and doors and to add more windows to the west elevation. APPLICANT: The Aspen Institute, represented by William Lukes, Architect. PARCEL ID: 2735-122-39-003. ADDRESS: 31 Meadows Trustee, Unit 3 of the Trustee Town homes At-the-Aspen Meadows, A Condominium, City of Aspen, Pitkin County Colorado. ZONING: Aspen Meadows SPA. MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the 1 application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shaN be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. The proposal is to remove a kitchen window, remove an east facing door that leads from the outside to the laundry room, replace a south facing door with a half-height door, and add several windows to the west elevation. Staff finds that the proposal is consistent with changes that have been made in the past to other units in this development. The addition of the windows on the west is consistent with the windows that were added to Unit 51, the date of these changes is unknown. RECOMMENDATION: Staff recommends that Minor Development be approved for 31 Meadows Trustee, Unit 3 of the Trustee Town Homes At-the-Aspen Meadows, A Condominium, City of Aspen, Pitkin County Colorado, with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. This condition 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. RECOMMENDED MOTION: "I move to approve Resolution #_, Series of 2003." Exhibits: Resolution #_, Series of 2003 A. Staff memo dated January 22,2003 B. Relevant Guidelines C. Application 2 Exhibit B - Relevant Guidelines Treatment of Windows 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. Â¤ Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.5 In a replacement window, use materials that appear similar to the original. o Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. Treatment of Existing Doors 4.1 Preserve historically significant doors. o If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. 3 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT FOR 31 MEADOWS TRUSTEE, UNIT 3 OF THE TRUSTEE TOWNHOMES AT-THE- ASPEN-MEADOWS, A CONDOMINIUM, CITY OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 2003 Parcel ID #: 2735-122-39-003 WHEREAS, the applicant, The Aspen Institute, represented by William Lukes, Architect, has requested Minor Development approval for window and door additions and alterations at 31 Meadows Trustee, Unit 3 of the Trustee Town homes At-the-Aspen Meadows, A Condominium, City ofAspen, Colorado; and WHEREAS, Section 26.415.070 of the Aspen Municipal Code states that no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a Development Order; and WHEREAS, the procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC reviews the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Katie Ertmer, Assistant Historic Preservation Planner, in her staff report dated March 26,2003 performed an analysis of the application based on the standards, and recommended the application be approved with conditions; and WHEREAS, at a regular meeting held on March 26, 2003, the Historic Preservation Commission considered the application after a duly noticed, public hearing, took testimony, found the application to meet the pertinent standards, and approved the application by a vote of to THEREFORE, BE IT RESOLVED: That the HPC approves Minor Development for 31 Meadows Trustee, Unit 3 of the Trustee Town Homes At-the-Aspen Meadows, A Condominium, City of Aspen, Colorado with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. This condition 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. APPROVED BY THE COMMISSION at its regular meeting on the 26th day of March, 2003. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Jeffrey Halferty, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk tall AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE-- ADDRESS OF PROPERTY: 3321 11\, 8~El<EF grer: , Aspen, CO SCHEDULED PUBLIC HEARING DATE: MAE,t 2G , 200.3. STATE OF COLORADO ) ) SS. County of Pitkin ) I, ~ITCHELL 4~6 (name, please print) being or representing an Applicaht to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public headng. A copy of the publication is attached hereto. ,/~ Posting ofnotice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least ten (10) days pripr to the public hearing and was continuously visible from the /6@lay of 1714Â£-Ck , 20032_, to and including the date and time of the public headng. A photograph of the posted notice (sign) is attached hereto. ,/~ Mailing ofnotice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(IE)(2) of the Aspen Land Use Code. At least ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners ofproperty within three hundred (300) feet of the property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses ofproperty owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy ofthe owners and governmental agencies so noticed is attached hereto. (continued on next page) - A I M.,6 NonCE Â· - 08.1 , . .,4 . 3Â·10Â· 05 Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses o f owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendmen;Na Signature V UO-// The ~regoing "Affidavit of Notice" was acknowledged before me this~6 day of AA-/ , 2001 by M 11- e, H 2 LL UA Adk e f # 4 4 . '59.29* ,fir.-:Ik~T A ;g~*** WITNESS MY HAND j~),Â·'OFFICIAL 0 : -.- 11 My co,gission expi42Â© 4 - Â·5'070 /p il (C=A/)1X=!152:90 / 6ltd-LO / A ,Nl*/1Â£130,#I-4/ Notary Public ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL 0 3.7 PUBLIC NOTICE RE: 331 W. BLEEKER- MAJOR DEVELOPMENT (CONCEPTUAL) NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, March 26, 2003 at am eeting tob egin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Chris Beny, requesting approval for Major Development (Conceptual); The property is located at 331 W. Bleeker, Lot C, Block 44, City and Townsite of Aspen. The proposal is for the - construction of a new, detached house with a floor area that would be permitted for a single- family house in the R-6 zone district. For further information, contact Katie Ertmer at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5711, katiee@ci.aspen.co.us. s/Jeffrey Halferty, Chair Aspen Historic Preservation Commission Published in the Aspen Times on March 8,2003 City ofAspen Account 212 N SECOND ST LLC ASPEN HOMEOWNERS ASSOCIATION ALH HOLDING COMPANY GUNNISON C/O RICHARD CORBETT A COLO NON PROFIT CORPORATION 435 W MAIN ST 2--- N WEST SHORE BLVD STE 110 311 W MAIN ST ASPEN, CO 81611 , FL 33607-5749 ASPEN, CO 81611 BARKER JACK 1/2 INT BECK GLENN A BLEEKER STREET PARTNERS I PO BOX 7943 PO BOX 1102 201 N MILL ST STE 102 ASPEN, CO 81612 VICTORVILLE, CA 92393 ASPEN, CO 81611 BLEVINS J RONALD & PHYLLIS M BLONIARZ JOHN W & DONNA L BROWDE DAVID A 20320 FAIRWAY OAKS DR #353 1839 N ORLEANS ST 176 BROADWAY BOCA RATON, FL 33434 CHICAGO, IL 60614 NEW YORK, NY 10038 CHAMBERS PETE/SEND TAX BILLS TO CARINTHIA CORP CITY OF ASPEN DOUGLAS PRICE 45 E LUPINE DR 130 S GALENA ST 8611 MELWOOD ASPEN, CO 81611 ASPEN, CO 81611 BETHESDA, MD 20817 COMCOWICH WILLIAM L CLICK JANE COLORADO MTN NEWS MEDIA CHARLES CATHCART PROP MGT 333 W MAIN ST 500 DOUBLE EAGLE CT PO BOX 1374 ASPEN, CO 81611 WASHOE, NV 89511 ASPEN, CO 81612 C ER CANDIDA E CRETE ASSOCIATES LP DE WOLF NICHOLAS P O BOX 307 3418 SANSON ST 233 W BLEEKER ST TOPANGA, CA 90290 PHILADELPHIA, PA 19104 ASPEN, CO 81611 DEREVENSKY PAULA DEROSE V F DIIANNI DONNA M 1128 GRAND AVE 1209 N 14TH AVE 323 W HALLAM ST GLENWOOD SPRINGS, CO 81601 MELROSE PARK, IL 60160 ASPEN, CO 81611 DOBBS JOHN C & SARA F FIRESTEIN CHESTER & BEVERLY FISCHER SISTIE PO BOX 241750 9777 WILSHIRE BLVD STE 501 442 W BLEEKER MEMPHIS, TN 38124 BEVERLY HILLS, CA 90212 ASPEN, CO 81611 GOLD RANDAL S JACOBY FAMILY LTD PARTNERSHIP HUGGIN H SCOTT EPSTEIN GILBERT AND MOLLIE CASPER J JACOBY 111 GEN PARTNER 449 NW STATE ST PO BOX 9813 PO BOX 248 BEND, OR 97701-2550 ASPEN, CO 81612 ALTON, IL 62002 MCANIFF RICHARD J J S MARY TRUST KARP MICHAEL C/O CORNERSTONE ADVISORS 403 W HALLAM 3418 SANSOM ST 777 108TH AVE NE SUITE 2000 ASPEN, CO 81611 PHILADELPHIA, PA 19102 BELLEVUE, WA 98004-5118 , I MCDONALD FAMILY TRUST NATHAN REVOCABLE TRUST PATRICK JAMES K 320 W MAIN ST 718 N LINDEN DR 417 W HALLAM ST , CO 81611 BEVERLY HILLS, CA 90210 ASPEN, CO 81611 POTVIN SALLY ALLEN PRICE DOUGLAS RICHTER SAM 320 W BLEEKER ST 8611 MELWOOD RD 7874 AFTON VILLA CT ASPEN, CO 81611 BETHESDA, MD 20817 BOCA RATON, FL 33433 RICKEL DAVID RISCOR INC RISPOLI PETER 8324 BROODSIDE RD 2727 N HARWOOD ST #980 323 W HALLAM ST ELKINS PARK, PA 19027 DALLAS, TX 75201 ASPEN, CO 81611 ROSENTHAL DIANNE SEALS JOHN R & CAROLYN SEVEN SEAS INVESTMENT LLC PO BOX 10043 4410 MEDICAL DR #400 1017 ELMWOOD AVE ASPEN, CO 81612-7311 SAN ANTONIO, TX 78229 WILMETTE, IL 60091 SHEEHAN WILLIAM J AND SILVERSTEIN PHILIP SIMON LOUIS & EILEEN SHEEHAN NANCY E SILVERSTEIN ROSALYN 1576 CLOVERLY LN 10 GOLF VIEW LN 25 KNOLLS CRESCENT RYDAL, PA 19046 FRANKFORT, IL 60423 BRONX, NY 10463 ER DAVID SNYDER GARY STILWELL REED & CLAIRE SLOVITER ROSALIE 8324 BROODSIDE RD 191 UNIVERSITY BLVD #714 1358 ROBINHOOD RD ELKINS PARK, PA 19027 DENVER, CO 80206 MEADOWBROOK, PA 19046 TAD PROPERTIES LTD LLC STRANDBERG JOHN J & JANE T TAD PROPERTIES LTD LIABILITY CO TOWNE CENTRE PROPERTIES LLC 1200 MAIN ST #LBBY PO BOX 9978 323 W MAIN ST #301 KANSAS CITY, MO 64105-2100 ASPEN, CO 81612 ASPEN, CO 81611 TEMPKINS HARRY THALBERG KATHARINE TWIN COASTS LTD TEMPKINS VIVIAN 221 E MAIN ST 110 W C ST STE 1901 420 LINCOLN RD STE 258 ASPEN, CO 81611 SAN DIEGO, CA 92101 MIAMI BEACH, FL 33139 WHYTE RUTH WOLOFSKY MOIRA PO BOX 202 129 CLARENDON AVE ASPEN, CO 81612 PALM BEACH, FL 33480 HOLLAND & HART LLP ATTORNEYS AT LAW ,| 311921 1 DENVER Â· ASPEN 600 EAST MAIN STREET, SUITE 104 TELEPHONE (970) 91~ BOULDER Â· COLORADO SPRINGS ASPEN, COLORADO 81611 FACSIMILE (970) 925-5387 DENVER TECH CENTER BILLINGS Â· BOISE Â· CASPER Shane J. Harvey CHEYENNEÂ· JACKSON HOLE sharvey@hollandhart.com SALT LAKE CITY Â· SANTA FE WASHINGTON, D.C. March 25,2003 HAND DELIVERED City of Aspen Historic Preservation Committee 130 S. Galena Aspen, CO 81611 RE: LOT 2, BLEEKER STREET PARTNERS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION Dear Committee Members: I represent Bleeker Street Partners I, LLC ("BSP I"), that entity which owns Lot 1, Bleeker Street Partners Historic Landmark Lot Split Subdivision Exemption, located in Aspen, Colorado ("Lot 1"). It is my understanding that Bleeker Street Partners II, LLC ("BSP II"), the owner of that property located adjacent to the BSP I Property known as Lot 2, Bleeker Street Partners Historic Landmark Lot Split Subdivision Exemption ("Lot 2"), is coming before the Historic Preservation Committee ("HPC") for conceptual approval related to contemplated development upon Lot 2. The purpose of this letter is to simply put the HPC on notice of a private Covenant executed by and between BSP I and BSP II on January 22,2003 and recorded as Reception No. 477682 in the Pitkin County real estate records and to request that any final approval related to the BSP II Property be conditioned upon compliance with the terms and conditions of the Covenant. I have enclosed a copy of the Covenant herewith for your review. As you can see, the Covenant imposes certain conditions on any development upon Lot 2. Specifically, the Covenant sets forth the following: - No air conditioning/heating/cooling or other mechanical equipment may be located on the west side of any residence constructed on Lot 2; - No utility meters or panels may be located on the west side of any residence constructed on Lot 2 unless screened from the view of the adjacent Lot 1; HOLLAND & HART LLP ATTORNEYS AT LAW March 25,2003 Page 2 - No decks or patios may be located on the west side of any residence constructed on Lot 2 unless screened from the view of Lot 1 by "appropriate and mutually acceptable plantings, fencing or other installations" (the location and payment obligations related to such screening is also addressed in the Covenant); and - Prior to construction of any improvements on Lot 2, the parties shall jointly construct a privacy fence along the entire common boundary of Lot 1 and Lot 2. Again, it is the intent of BSP I to merely bring the Covenant to the attention of the HPC and ensure that compliance with the terms and conditions thereof be included as a condition of final approval regarding any residence constructed upon Lot 2. If you have any questions or concerns regarding the Covenant that I can answer, please feel free to contact me. Very truly yours, (liane J. Harvey/'~'~ for Holland kiiardLLP SJH:om Enclosure CC: Brandon Marion 3063702_1.DOC MAR-26-03 11:17 FROM:HOLLANDHART ID=9709259415 PAGE 1/3 : TTALI_AND & HARIL 6 Tbe Law OutWesr Aspen Boise Cheyenne Denver Jackson Hole Santa Fe Billings Â· Boulder . Colorado Springs . Denver Tech Center Salt Lake City Washington, DC 600 E. Main Street, Suite 104, Aspen, CO 81611-1991 Wednesday, March 26,2003 To: Katie Ertmer' Fax : 920-5439 Community Development Phone: From: Shane J. H - : i Fax : (970) 925-9367 Phone: (970) 925-3476 4 Message: Please find followingÂ· Covenant that is re ferenced in my letter to the HPC that I delivered to ygu yesterday. Please attach a copy of the Covenant to the letter and any copies thereof. Thank you. M No Confirmation Copy Number of pages including cover sheet: 3 Nore: If this fax is illegible or incomplete please call us. This fax may contain confidential information protected by the corney-client privilege. If you are not the named recipient, you may not use, distribute or otherwise disclose this >rmation without our consent. Instead, please call (970) 925-3476; we will arrange for its destruction or return. Attorney Number 5085 Clieht/Matter Number: 46525.0003 Time Deadline: Operator Initials: Date Transmitted: Time: 44 2- V -- I MAR-26-03 11.17 FROM:HOLLANDHART ID:9709259415 PAGE 2/3 1,4 1 477682 1 1 1111.1 11 01/23/2003 02:105 lilli 'Page; 1 of S-LVIA DAVIS PITKIN COUNTÂ¥ Co R 11.00 D 0.00 COVENANT THIS COVENANT is made tbis 224 day of January, 2003, by and between BLEEKER STREET PARTNERS I, LLC, a Colorado limited liability company, and BLEEKER STREET PARTNERS I[, LLC, a Colorado. limited liabilily company. 1 . WHEREAS, Bleeker. StreetPartners I, LLC is the owner of the following de=ibed real property: Lot 1, as depicted on the Bleeker Street Partners Historic Landmark Lot Split. Subdivision Exemption Plat, recorded January 10, 2003, in Plat Book 64 at Page 7, as Reception No. 477131, City of Aspen, County of Pitkin, State ofColorado; and ' WHEREAS, Blecker Street Partners I[, LLC is the owner ofthe following described real property: I . . Lot 2, as depicted on the Bleeker Street Partners Historic 1.andmak Int Split SubdivisionExemptionPlat recorded January 10,2003, in Plat Book 64 at Page 7, as Reception No. 477131, City of Aspen, County ofPitkin, State of Cdlorado, and : 3, .. WHEREAS, the partiesÂ·desire toimpose certain restrictions on the development of their respective real propenies for their mutual benefit NOW, THEREFORE, the parties covenant and agree as follows: 1. ThÂ¢ west sideoftheresidence tobelocatedonLot2shallnotincludcanyaudible air conditioning/heating/cooling or other mechanical equipment. The west side ofthe residence on Lot 2 shall not include any visible utility meters or panels, unless such are screened from view from Lot 1. and shall notincoIporate any decks orpatios, except when such decks orpatios arescreebedÂ· from view from Lot 1 'byÂ· appropriate and Â·mutually acceptable plantings, fencing or other ~ installations. Screeningshallbelocated inareaswhichprovidethegreatestamountof screeningfor both proper~es with the.property owners sharing the costs thereof.equally'(with such costs not to exceed $ 10,000.00 l but'Â·with the owner of Lot l'sÂ·obligation to connibute to suchÂ·.costs not exceeding $5,000.00. :Prior to constmdion ofimprovements on Lot 2, the property owners shall jointlyconstructaprivacyience aiong thecommonboundarybetweenLot land Lot2 and they shall be equally responsible for the costs associated with the fencing. In the event the property owners At-te: NJÂ» 4 AU- ... .. 2151 Al mil.L *Coa r 1. 1 45<6+32 6.0 4/ 4rti 2.Â· I'""Illflilli: MAR-26-03 11=17 FROM=HOLLANDHART ID:9709259415 PAGE 3/3 4 / f ugÂ£ 111& 11111111111111 lullil. lili: ~U lillill'llill 01/23/Z003 02:10F Page: 2 of 2 ,,'SILVIA DAVIS PITKIN COUNA Co 2 11.00 D 0.00 cannot agree on the style or design of the fencing, they shall refer the dispute to a mutually acceptable, third-pare archit6ct who shall resolve the dispute for them. 2. This Covenant shall be binding upon theparties hereto and theirrespective heirs, successors and assigns; shallbedeemed tonm with theland described herein; mayonlybemodified, amended or vacated in writing signed by the owners of both properties described hereing and shall be construed and intemretedin accordance with the laws ofthe State of Colorado. IN WITNESS WHEREOF, this Covenant is executed the day and year first above written. BLEEKER STREET PARTNERS L LLC BLEEKER STREET PARTNERS ]I, LLC BY: SHADOW MOUNTAIN PARTNERS, A #,1 INC., rrS MANAGER ~99U1*411*(] 1 10)A By (~24)91-bull By r / 1 U,Fvv ve l Brandon L. MaREA, its Manager Christophbr j. Berry, its~iaalt STATE OF COLORADO ) ) SS. COUNTY OF PrrKIN i ) The foregoing Covenant was subscnbed and sworn to before me this gRA-day of January, 2003, by Brandon L Marion, Manager of BLEEKER STREET PARTNERS I, LLC. WITNESS my hand and offipial seal. My commission expires: 4 io b U --3...~.-U~L3~2~~ a-- 0rt J ./1 51 Notary Pubhc i i 49~NÂ·te>$ }CO,1 STATE OF COLORADO ) f ) SS. AV.2 :. COUNTY OF PITKIN ) The foregoin~ Covenant was subscIibed and sworn to before me this 22/,oday of January, 2003, by Chnstopher J. Berry, as President of Shadow Mountain Partners, Inc., Manager of BLEEKER STREET PARTNERS I[, LLC. WITNESS my hand and offlcial seal. My commission expires: gi *6 lou 2{ff~RtyR~ Notary Public 644* Xb f'; C or,-4 N.1=2=9- 2 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Directo~i~J FROM: Katie Ertmer, Assistant Historic Preservation Planner RE: 331 W. Bleeker Street- Major Development, Conceptual- Public Hearing DATE: March 26,2003 SUMMARY: Approval was granted on this site for a historic landmark lot split by the HPC and City Council in November of 2002. The current application involves the design of a new, single-family residence on the newly created lot. The neighboring historic resource is a two-story, Queen Anne style house. Because the entire site remains listed on the "Aspen Inventory of Historic Landmark Sites and Structures," the proposed building must receive HPC approval and must comply with the "City of Aspen Historic Preservation Design Guidelines" and the Land Use Code. The maximum allowable floor area, 1,800 square feet was established through the lot split. The applicant is not asking for any variances. APPLICANT: Chris Berry, represented by Mitch Haas, Haas Land Planning, LLC. PARCEL ID: 2735-124-41-001. ADDRESS: 331 W. Bleeker Street, Lot C, Block 44, City and Townsite of Aspen, Colorado ZONING: R-6 (Medium Density Residential) MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at tile Conceptual level, is as follows. Stajf reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation 1 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. The procedures for the review of Major Development projects include a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structurefs) 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." STAFF ANALYSIS: In regard to the guidelines that apply to Conceptual Review, Staff finds the proposed project complies with Chapter 11 "New Buildings on Landmarked Properties/Historic Landmark Lot Splits". The proposed project is compatible in scale and massing with the two-story Queen Anne house on the adjoining property. The building and roof forms are complimentary to the historic structure, but distinguishable as being new. Staff has concerns with the walkway and material palate. Both issues will be discussed in detail at Final Review. There is a concern with the width of the proposed walkway, which is approximately six and a half (6.5) feet wide. Staff also has concerns regarding the prominence of the some of the proposed materials, specifically the brick on the front fa~ade, in comparison with the materials on the historic structure. RECOMMENDATION: Staff recommends approval of the Major Development Review (Conceptual) for 331 W. Bleeker, Lot C, Block 44, City and Townsite of Aspen, Colorado. RECOMMENDED MOTION "I move to approve Resolution # , Series of 2003 approving the Major Development (Conceptual) application for 33 1 W. Bleeker." Exhibits: A. Staff memo dated March 26,2003 B. Relevant Design Guidelines C. Application 2 Exhibit B 331 W. Bleeker, Guidelines Relevant to Conceptual Review of the New House Building Orientation 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. A new porch should be similar in size and shape to those seen traditionally. In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. Mass and Scale 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. o The primary plane of the front should not appear taller than the historic structure. o The front should include a one-story element, such as a porch. Building & Roof Forms 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. o Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. o Flat roofs should be used only in areas where it is appropriate to the context. o On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. Architectural Details 3 . O 0 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. Driueways & Parking 14.17 Design a new driveway in a manner that minimizes its visual impact. o Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. o If an alley exists, a new driveway must be located off of it. 14.18 Garages should not dominate the street scene. See Chapter 8: Secondary Structures. 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. o Locating drives away from the primary facade will maintain the visual importance the structure has along a block. See Chapter 8: Secondary Structures. 4 0O RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL) FOR THE NEW HOUSE LOCATED AT 331 W. BLEEKER STREET, LOT C, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. SERIES OF 2003 Parcel ID #: 2735-124-41-001. WHEREAS, the applicant, Chris Berry, represented by Mitch Haas, Haas Land Planning, LLC, has requested Major Development approval (Conceptual) for the new house located at 331 W. Bleeker Street, Lot C, Block 44, City and Townsite of Aspen, Colorado; 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, Katie Ertmer, Assistant Historic Preservation Planner, in her staff report dated March 26,2003 performed an analysis of the application based on the standards, and recommended the application be approved; and WHEREAS, at a regular meeting held on March 26,2003, the Historic Preservation Commission considered the application after a duly noticed, public hearing, took testimony, found the application to meet the pertinent standards, and approved the application by a vote of to THEREFORE, BE IT RESOLVED: That the HPC approves Maj or Development (Conceptual) for the new house located at 331 W. Bleeker Street, Lot C, Block 44, City and Townsite of Aspen, Colorado, finding that the review standards are met. I . ..f APPROVED BY THE COMMISSION at its regular meeting on the 26th day of March, 2003. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Jeffrey Halferty, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk ~ brown ARCHITECTS 119 SOUTH SPRING STREET ASPEN,COLORADO 816.1 ~Ph) 970.92/2100 {F">970/925.2253 s!/ker....corn H.P.C. SUBMISSION Berry Residence on Bleeker BERRY RESIDENCE ON BLEEKER Historic Landmark Lot 2 Bleeker Street Partnen Lot Split Lot C, Block 41 Aspen 331 W. Bleeker Aspen, Colorado I-)ATE: INSUF: 11/13/2002 Conreptual Design Url /71 1 2003 in,grtÂ«. Set 12 1 24/20 3 HT 'Â·abmi.'ion i ,-Â·Â·Â·Â· .i,-mÂ·,ntÂ· hiÂ·Â·Â· Â·Â· beer prepared .iÂ·. 1. Â· 1 1'9 'Â· Â·Â·.ile.Â·Jdence on 15 > Â·Â· i ,Â·i: 'Â·iÂ·â€¢. Â·TÂ·j not suitable inr u.: .;Â·; 41'r pr. pÂ·Â·iÂ· Â·Â·, in ot!'" locatio:13 il rnÂ·.u[ theaprÂ·Â·Â·.,Â·: and participation < 2-Â·lÂ·Â· ht; Â· 1,Â·: . Brova Annith-ts Cover Sheet fiCAH 02-24-2003 37 C' ~ brown WOOD DECK ........ i ARCHITECTS m 119 SOUTH SPRING ST RE ET ASPEN,COLO RADO 81611 {Ph; 970/92'-2100 (Fa,3 970/926Â·2258 st,ykâ€¢,ibiown cem 5-1) 72 - 1 t 7 i 22Â·-1010 24-0 20'-0' ~' under canopy garden 6' fence -vertical 6 boards stagger spaces 1 car)opy aligns wf wall above - rear setback sandstone cap on structures ~ A- 10 lor main house; - top of foundation - above & below ~ ~ light & egress well - front wallof . 5' for garage wallÂ· TY P. center or property line each side , 0 existing house , I PROPERTY LINE S 1450'49" W 100.00' : - \ 4-- .. , . * â€¢-Â· ~-vent~ * 4 4 4Â· t . + C + 9 < 1 1 <i . 'I.* I<.I \ V +69664.92+6 : 4 :f r 2. .,4. 4 I / L - (4/ J .24({+ ,Â§9 E 1 4, ~5.~\ 6 J ..<.2- 06â‚¬44 i, 4'-I- . : mir,irral egresâ‚¬IiÂ®i wels npr coÂ®ine 4 + & < R + 6 $ i 1 2 i + 4 6 + f existing tree canopy above =-4 />.\\ - 1 052/ : tdo< 6/((. (Of. - 74 - - r: GARDEN ,1 tr'+:*/ i 1 'ti 114/11.- i.:t 4~2'GARDEN . t*â‚¬ <. :.'W'~, 1 :.~:~/~. ~ ' 7 //4/~7/0 7 9/12 j \\\ W /1 11 -1- .3 - IT 1 v 9 t. 1 .4 4 4 \ 4 < 9 t . 4 i L 1 ---=---1 1 Â¢ftÂ·4-4 c i 4 60.. C~f.*+44 Â§ ~04244 i 3 \ Berry Residence ~- eklss/%47:*t ENTRYJ < +101 t; exit.ting Ieee 4 + 1 + EL ~ I on Bleeker L CO 1 1 1- * -L yk-.Â· 1- 11.:=r~ ~ PORCH 1 ".9Â· mmi 1 1 1 GARAGE -- Lutz L'- 11>_CI + 1 2-4 1 IP: , . ce T I 1 1 - I stair Bleeker Street Partners \ 11 1 / 8'-6" ceiling \ 4 4* e gm' 1- Historic 1-.indmark -1 + r . , r : 4 I.ot Split trapdoor / ladder -- x | I to storage/ mech PATIO - --- - -------- 2.2 4//n \ \~ 1. :2 1 ,/4 1 Lot C, Block 11, Aspen I sandstone colored paving .t,4 1 44 , ' r r .+40<4\ 11 / &''' Aspen, Colorado 331 W. Bleeker 47-o i I I. .: ./ U) 1 1 - MUD RM ~ STUDY 14- wall above </ 4 + J 1 \ 4 13;;R 41 --1 1 -// 1 101Â·-0 G--up 1 - I.ri / 1 - 1 - I + 4 1 + DATE: lhSUE: It- , ./4 ...i:.6..... \----1---- 11/13 /2002 Con,rptual I>ew,In ) a 8 -7- 7 T.7 7.-4 4 0 IT I 01 /31/2003 Pror,re- Set 02/24/2003 I /IX- Subrni':ier Â·Â· :4.6.- 44.,4.4/1.6 r...%& t. 1 .~- flower pIts 1/' 5 5</4, 'll{ (.4/, kf~ 64.6%14<4 4#Â¢.4,+~6 ft *6 =64 49 4.4.46ARDEN *+ f.4.44 :44/9,4 4.4 6 4 + - - parking ~ 0 // space * 1 - 48+6 1 + 0 â‚¬ 0 A < 46 4,Â·. / It.'ft t.fe:* ..Of.: 4 Â¢46Â· -*- -9*.Ju PROPERTY LINE S 14Â°50'49' W 100.00' sandstone on gravel - siteback line - siteback line -structure above - sandstone colored paving - perennia!/annual garden w/ !hyme joints T he ~ /. -nentâ€¢ I-"r, beÂ· n prenar,/1 >r , .t ideÂ· ~ in 15. t .Lit Â· 7 1/ I. WI~,1 ..i'.1 pdrt' ./.1 i,h,b,tprd Brr,Â·,Â·n Architiâ€¢{Is 2 /\ 10 --0.@a~ Â¥\A 1 1 fs 1 i i i r ~ | FLOOR PLAN 0 5 10 - FIRST FLOOR Actual Area FAR Lower Level 1435.37 si 71.76 st (approx. 5 %) Ground Level 513.13 sf 513.13 sf SC ALE: 1/8" = 1 -c) Upper Level 1190.91 sl 1190.91 sf Sub-total 3139.41 sf Garage 293.00 st 21.50 sf Total 3432.40 sf 1797.30 sf Alt)OOsf.max allowed) A 2.2 --1 A311V 00'08 M.L L,60.92 N TREET -1 ~~ brown ARCHITECTS 119 SOUTH SPRING STREET A S P E N, C O L ORA D O 8 1 6 1 1 (Ph) 970.925-2100 (Fax) 970/925Â·2250 stryke,brown,com 51-0. 1 ....â€ž............................ .........i... } ~ 1 72'-1:,2 4 1 22'-10" 8'-0-' _.3.0.-0' _ ; 6.-02 .. 4...................-........ . .....+.......... 28 11: I 3: aspen 1 1 PROPERTY LINE 1 1 1 1 i ~C- roolot porch below, align w front wall of histoMc house j SIDE SETBACK LINEE 1 ~ | 1 1 1-1 .-1 ~l %*611- 6 1 1 I 1 1 Iii I 1 1 1 11 11 11 1 L==m==:i~r===~~=-=f=' -1 -1 Berry Residence Â¥ 1 1 11 1 walk-in - L DINING ~ m cano --existing tree 1 1 1 1 11 on Bleeker lili - 1 11 1 1 - awning window low L -1-2 below I i c===7 ~ 1 11 11 11 1 11 E i DECK I LIVING guardrail -1 L shell I ~ 1 \ L/ Lot 2 2 7 shelt +8'-6 Bleeker Street Partnirs 0 2,_windoms ~ guard 1 Master shell m Lot Split 4 ranwall -1 0 1 L wall of galage kÂ« - E below 1 12 high 6- I Historic Landmark 1 I wall above MASTER Lot C, Block 41, Aspen O If BEDROOM tz | bench 331 W. Bleeker 1 0 Aspen, Colorado O . T 4 il_Jl m I open to BATH ~ 1 1 KITCHEN 1 below DATE: ISSUE: 11/13/2002 Cdrueptuallhesign 01/31/31(13 Pr~,gress 54't . SIDE SETBACK LINE 02/24/3)03 IlPC Submission m REAR SETBACK 2 LINE 1291- PROPERTY LINE he,- di Â¥ wnÂ· 'in K bave bee-n pr: Â·r v.'ti i- 0.: :11Â· I â€¢ thp r.lrry Res,dprÂ·. lin B: .Â·1 ,Â·; : ~r 1!Â· Â·Â·, areÂ· not 'trt , b or r in i./.1 1Â·Â· ./.% witli.-Â·1 r.,Â·.I. 1 Â·Â·Â·Â·Â·and partÂ·/pa'ion 2 +14Â· 'Â·Â·Â·Â·..1. i i 10 A -51 A 1 2 k~f~~-09 1 Illitl 1 1 \1 FLOOR PLAN 0 5 10 - SECOND FLOOR SCALE 1 /MI- = 1'-Ir A 2.3 A311V BLEEKERSTREET -1 ~ brown ARCHITECTS 119 SOUTH SPRING STREET ASPEN.COLORADÂ©01411 (Ph) 970;925Â·2100 {Fsx} 970/925 2258 slyketbrown com PROPERTY LINE acid washed acid washed ~-~cop~*Mattens ) ) Nfl ~i-- shingle roofing weathered ----------- -~------~------------~ copper or bauens Â·F L _ill-J Â· i 9 . i I 11 j Berry Residence 1 1 hA-. .4 , I 1 on Bleeker 231 . 1 1 1 1 + . . . . : . iRÂ©dE Bleeker Street Partners .1 . 1 T- Â· 4 ' Â· ~ Historic landmark r ,-- 1:14 . 1 I el - . 1 2- Lot Split L_acidi washed j3 Lot C Block 44, Aspen RIDGEÂ· i Â· ' RIDGE .: : copper orbattens Iz weathered O PORCH BEIOW ' . . i . 331 W. Bleeker Â·Â· Â·Â· Â· Â· Â·Â· Â· . :t ' Â· Â· . |CO Aspen, Colorado . Â·Â· <:t Â· m 7 1-1 1 1,3 . . .. . ED r--7--7 IN 1 1> 0 1 . .41... .1 1 'P 1.... 1 1 1 1 1 e 1 1 0 ~ | DATE: 1,SCE: 1 1 ' 1 -une of wall below , / . , 11/1.3/21)02 GnreptuaiDesign ''' '~ ~ ' ' ' ~ '' 1 01/31/2013 Progres#Set 1 |________J 02/24/2003 1 WC SubmiÂ».ion. i ;e. MAX ---- 4% Â· L_ 18" eave into setback maximum PROPERTY LINE Th.Â· ..Â·1 : i ment, 1- B e been prepared .rÂ·Â·Â·Â·Â·Â·,11.- I th, 1.Â·rr> Risidence on BÂ·. i., p. ...1 ~11,Â·, are nfihuntable fer uâ€¢ ii, i.Â· 1-Â· 1.Â·,Â·t.,irin t):her k,cation. nitliout (h, '.: I I Â·.2 .ind participation of the Artful.. 1 Repruduct?en pruhibitâ€¢d 1 2 â€¢33 51=v ker / Bic,4 n Ar<-1,1:e, 1. -2 h0 1 1 1 7 -1 -ROOF FLOOR PLAN !lilli 0 5 10 9--Al E. 1/r= r-tr A 2.4 -1 -1 ~ brown ~ ARCHITECTS 119 SOUTH SPRING STREET ASPEN,COLORADOB1611 ~ Ph) 970825-2100 (Fa,r) 9/C/925-,250 s'yke'brow, com 72'-1 22 -,0,5 1 5'-10" 4-8" . 16'-5 , 4-9 23Â·-01,7 6'-2 f 3'-101,4Â· - -_494-1--- , : f - 1 \ PROPERTY LINE 1 - air vents , ' exhaust i \ \ e 1/11 - 1 0 9 ///, / -- 6 X j liN . , I . \ 1 1)41 1 - b a \ \ - O.05 1114 c i Berry Residence 1 1111 \ POWDER_ 111 1 -0 1 r-------7 Th O - - - --ir L L.L \--1-1-9 #- 17 1 1 \- )< existing tree ~ 011 Bleeker 0 1 1 1 BEDROOM ---- 4 1 _ ._ .....___._ ...ly-.. . 1 1 above MECH. L- 3 3 - - -- - --1~ 1 Lot 2 / BEDROOM L _- 1 1 Bleeker Street Partners trapdoor/pulldown ladder L-=N 0 1 1 1 Historic Landmark to garage above MEDIA 2 \ 3 0 62_23 / re 1 hr. enclosure 1 '~ 4 1 Lot Split 0 15 1 / Lot C, Block 44, Aspen 0 \ : m 331 W. Bleeker . Â·off k- 1 1 shekres \ 9 / Aspen, Colorado I 1- - - CD 2/ 1 \11 0 1.== = IX /-1 Z / \,Im STORAGE CLOSET BATH CLOSET 1 I k 0/ A oil pATI: ISSUE: 11 L_ existillg t,ee c....pyablve 01./31/2003 l'n,gn,%4 St.1 1)2/24/20~)3 1 in- Subn,ission C' e PROPERTY LINE Th,Â·Â·.Â· Â·1,Â¥ Â·1Â·-Â·Â·91+ '- Â·ve beÂ·Â·n prrâ€¢wed rt]Â·'vok, 1, -.on F''Ii'rl I ''Â·,parer' te 'l.'Â·'r u. .in oth' i. p ' .r in 'Eher ' -1./ wittwl the /FT i. iftht,Archit.Â·,1 production pruhibited 3,13 Str:ker./Brew n At( hi: , 1. 2 /\ 10 ir-t 1 Ill t~ 1 FLOOR PLAN 10 - BASEMENT SC Al.E: 1 /8" =l'-(r A 2.1 Id BATH -3 ~~ brown ARCHITECTS 119 SOUTH SPRING STREET ASPEN, COLORADO 81611 (P. 970.925 ~10/ (F*N)970/92~2268 stiyke,lown.o~m METAI PATTEN ROOFi' ;/, A,e METAL BATTEN ROOF,; CANOTÂ¥Y ED: CANOPY 2Â© STI FRAME i 2*2 ST[.FRAME 42 0 EU PER CODE 1 Pr ICKS /.2[(\Ii\ 12 /r- A /7'7, -3 Berry Residence X--7 / r UV At. 2. BRICKS on Bleeker t~ it n - 123'-0-' i /41- I 123-01 i Fi r -1 Lot 2 THIRD POINT ROOF ./ 1 1 th THIRD POINT ROOF Bleeker Street Partners 2,6 r AS{24 - TYP Historic Landmark hx 4- * '. 119-0 ~ 119'0' .etf ~ 1-i-i):2 0'.1-2-1,# . -~-TÂ¥13 ~ock 44, Aspen StiINGLE SIDING 331 W. Bleeker 21 HMGLE SIDING T O PLATE TO. PLATE :I -Â£47- :1 Aspen, Colorado rÂ·Ote I ----r Â«1: + ' ' TER- Â·. 1 + - Â£ 4-1 9. f '57 -22-illr- li :t. DATE: ISSUE: IRON â€žiJARDRAll + 12 SANDST ONE BAND . 1 q 31-'i 11- :i~ ~- ~' - ' I IRC,N CUARDRAN. 11_ L.1._1- :~ /lilli 11 GUAR DHAILL'WALL i.;.1 1111â€¢ Â·,1 .Â·- IiiÂ·13/21)02 0, - ----~ -q 110Â·-0 -94- 11 n -~ . Â·:1 -- -- IT 3 r.f- 3'9Â· gi-,Â·rffi~Â£E ' ~ ; -. 131- SECOND FLOOR ~ . 110'-0" Â· . .. , 1 :16 .1 . 1 . . METAL BATTEN ROOF'NG - 01/31/2003 INÂ« 9 1 ;, ACID WASHED SECOND Fl-OOR 1421-14 -tvT- T ?-r - -TrT- r 'WEATHERED' COPPEA. 01/24/201)3 I iTY -lin,i, en 1 ; - - ' --- 'Â· DARK BROWN 1 i GLASS DOOR PANELS ) 1 12 1 .. - FE 6>03 WG}D COLUMN - TYP O ( BRICKS BEYOND : ' ~ 1| 1 1 : : 1. . . 1.X - - BRICKS 1,6 I I-RIZONTAL WOOD RUS 1 (CATED SANDSTONE 100-6" :! i 'R U ST I C A 1 E D SANDS TONE Ble<:KS GARAGE -*i SANDSTONE STEPS; BLOCKS Â· - -rDOROH ''' 100'-0 * . 100'-0" : /--- 11 . 4 Â·6 - Â· 0 ' Â· Â· 0 - '. iâ€¢Â·- rit,> 11 ,ve been prepared FIRST FLOOR ---i Â· % .- .- -- - - FIRST FLOOR . 1 1 ' 11 .rtli rrv Residence tin 1. 1 11.-I.- ' r Pr ier 1 : â€¢Â·. ' 're not ./#.ble for in other pr."1. 1, ar in â€ž:her hy:.tions I â€ž,ut tbÂ·Â· Â·;Â·r'Â·i./ aild participation 11 1 'Anhu. 1 1 i ' JuctÂ·en prohiht:pd -11 1 - _ 5-'s.Â·Let 'Bri,wn AtÂ·(hilecls 2 LIGHT & EGRESS WE'll S - 1 61 | + LIGHT & EGRESS WELLS 1 1 1 Â¢ BASEMENT k BASEMENT 1 1 1 1 1 1 1 4.xY i L - BASEMENT ~ i 90'-0 ' BASEMENT ELEVATIONS - SOUTH ELEVATION - NORTH ELEVATION SOUTH ELEVATION NORTH ELEVATION SCALE 1/8" =1'-ir" A 3.1 2 .1 IS z. -1 ~ brown ARCHITECTS 119 SOUTH SPRING STREET ASPEN, COLORADO 01511 {Ph) 970,925-2100 (Fax} 9/C/92&2258 st,yketbiown cim METAL BATTEN ROOFING METAL BATTEN ROOFING - - - ACID WASHED < .Ael[? VÂ·/ACI ED Â·WE.ATHERED Â·WEATI{EHEDÂ· COPPER COPPER 1 i -F - 7--- 0--r-Iz-Â·- â€žt~ ~ : : 1 '. -1 '1 ~ 't ' ' . . ..414- ~ ~ '~'-~ ' ~ - r ~4'~ Â·Â·~ 421!11/4?' ~F i: ~- Ill - ~-lrt 11 . '1 1, 1 11 -7-+1-47 . 81 IINGLE ROOF ' 111 1 7~ - - - 4., 101"T . . . rÂ·-tr--1:1 / 11 /1 1 1, '15 (41'11 .i ~'i 1, ,Â· =..33%29Â·...5:: ...14444.41,2 1 _ . Â· Berry Residence 1 :1 1: .. . .1 U -I =. 912!CKS ..... Â·:Â· Â· on Bleeker 123'-0" 1 THIRD POINT ROOF ~'Â·Â·iii i~â€¢.~ ... . ~~. .. . ...~. LE,t 2 Bleeker Street Partners Historic Landmark 1111,Iii . Lot Split *t 119-01' - . 1 ,-1 L. 1- 4 .Ur---~~1 * 4-, ' 3,1 Â·i ~ 1,6 r I ~ .lb+U_-14-' - 2*6 FAS{DIA - TYP Lot C, Block 44, Aspen T O. PLATE _ i ..1 Irr ' - P PI BRICKS m - 17 1 4.2-1. '~~7Â·t- : 91 331 W. Bleeker 32 , 1 .'- 55 1 .... Aspen, Colorado ....... SANDÂ·STONE BAND { 1 5 .1 1 1 ~ ' ' ~ ' Â· ' . || ' .E-- !RON GUARDRAIL +12 Sttat;VER P SHINGLE SIDING TT T *---Â·3Â·' ~, 0 . 110'.0. | | | || | r-n . ~ . DATE: SECOND FLOOR 1Â« - Â·Â· Â·Â·Â·Â· ISSUE: 9/r . 1 - 1 1 /,3/2002 (~enceptual De.~:gn 1 .. .-111.- -1 3!DiNG 02,24/201)3 liI'CSubmip.qion -,6- 1*6 HORIZONTAL wOODÂ· 01 /31 /201)3 I'rogress Set 94 ' i /44 1: : 3 .:$ . -- a E,-6/6 WOODCOLUMNI - IYP 11:' illi ill i .Illili :11'1:-1 :li'E 15 1, il F{USTIOATED SANDSTONE 4:1 BLOCKS $ 1 11 .1 1 '2: ~ 11 1:1. ;:' ~ -- '~~~~- - 1 100'-6" * * . 100'-0 T i . . t. 4 GARAGE ' FIRST FLOOR r-J ' r I ' r 1 It 1 11 111 RUSTICATED SANDSTONE 1 hew th K u menth ha ve been prÂ·,r. 0..1 1 1 1 1 BLOCKS j DEFEN: E--- 1 #pecificall, for tti firrÂ¥ 9., .iÂ·li:,Â· .Â·en Bifeker-P-jea 1hevare ni.I .I: :Â·,h .ir uâ€¢,eon Dther prrie(th nrin,ithe- 1.-, :1,Â·i, 1 1 1 1 1 1 without the approval and partitipal ,Â·n ' 9 ~ ~ 1 I of the .Architect, 1 1 1 1 Reproduchen pr<,hibited 1, 2â‚¬03 Strv ker,/81Â·0 w n Architects 1 1 1 1 BASEMENT 1 1 1 1 1 Â¢. 90-0, 1 1 1 1 1 BASEMENT WEST ELEVATION SCALE. 1/8"= 17 A 3.2 -1 ~ brown ARCHITECTS 119 SOUTH SPRING STREET ASPEN. COLORADÂ©81511 (Ph) 970*25-210 (F=)970/925-2258 strykerbrown com CONNECTOR- f 1 METAL BATTEN ROOFING METAL BATI EN ROOF/ --ACID WASHED CANOPY > WEATHERED' LOPPER 1 1 1 1 v.~* r 4' 4 L *ir4,1 J 4. IK'-1 1122' '- . ip, ITTTr34 , Â·4, 11': 1, 1, VII, 4 v Â·Â· ' : - 241 - -SHINGLE ROOF 52: ' ..piN 1 U+41-4-Tr,lt#' i 94.-tff.t.'1.... . 1 Berry Residence it 11 / 97' ..../.*/% 1 efro buff' -trf ; J- .- L ti.-. - 1 Itff :Y, - .-TIVEJU'* .': - on Bleeker t4 I j Ill % - F. 2!...~..7TT[1.: .i~rr~ ..~.~.~~ I, Ill - r; T E- p Lot 2 123-0" i THIRD POINT ROOF + Bleeker Street Partners A 1,-1.... .' --r.2.uL.ir~' '~*;~~~ 1LL_L ,~ Â·~21} Lot Split 2.. U..11 Historic Landmark IZ '~Â·'FI--~,~~ ~.'Â· Â· Â·~ 444' -Â·~Â¥~~yi Â·~1' 14,4 - 1 - 1 Lot C, Block 44, Aspen 0 119'-0 4 - 1 4 tui., .il : Jili. ..0,#3'#C.'i.-f-f .r,,1-~r ."CT!. 1-fir fÂ·~ ] i a 1 111~ . 1 1 11.1% 3 a} 1 22 - A X37,4 1 a~_111 7 idÂ«, 1-r =5= , 1 1 Â· Â· :-- t- Â·Â·Â·gÂ·Â·Â· , + i- 'r -71 1- --'~ 1~f 'r- v bjunn i /37597, - ~65374 1 T.O. PLATE - 2*6 FASCIA - TiP 331 W. Bleeker Aspen, Colorado iÂ· 1.1 0 mi -/il MT. CLAD WINDOWS - TYP IRON GUARDRAIL +12 : 1 ---- -- ~ i EE==... 1 -- -- -- - - E SANDS1 ONE BAND SH!NGLE SIDING 1-> ~ ' . DATE: 14%1.E: - Â· Â· fr---- i BRICKS 11/1 3/2002 E-':nieptual Ilisign 110'-0" 0 - - -.- - - - 1,2.1 .I 1-- CANT:LEVER PORCH CANOPY 0/31/2803 Progressâ‚¬et SECOND FLOOR 02/24/3)03 1]INI-Submis,Gen WEA:INE,Â·.1 jo;,Â·ER FLAbl iÂ·NG â€ž 1 YP - - --1--- r Â· 19 11 i: ..1 :: -.~I.I'-- ~|~~~| vi:i,~ji~I r..:,. :Â·1: L~~: '. 1*1-- 1 1. , 1: 1. 11 1[ 9 1)~6 HOAIZONTAL WOOD -- 11 SiDiNG -- 11- 1 1 :.i-: 1.J L. Â· I i N.-lixe FENCE BEY(3&3 |i i ili !11 1 1. 1 - i BLOCKS , RIJSTiCATED SANE)STONE I i , f?XE WOOD COLUMN -rÂ¥P --Â» * .. 100-0 - 1 1 :.v k.Â·Â·rnantÂ· 11.ive ben prerared FIRST FLOOR . 13% I â€¢r ['Â·Â·11 1 '14 . .1 r.,r,(02Â·t:'ile 'ar with/ut the ri! I : .0. a! aâ€ž,! parti: Â·!Â· lon i U. nother pl Â·4':Iâ€¢ Â·Â·~inlit!:r'- |Â·â€¢ It I I I %;3710 91:ker/Brnwn Archilect' tÂ·.f the .Arthitâ€ž Repruductien prt,hibitâ€¢,d ~ BASEMENT + .. 901-0. L- ------- --------- ------ .... -- .- - ---- ---- - ---.-- - ---- --- - ------ - BASEMENT EAST ELEVATION SCALE 1/8"=1'(r A 3.3 -1 10 C 1 TOPOGRAPHIC SURVEY LOT 2, BLEEKER STREET PARTNERS HISTORIC LANDMARK, FORMERLY KNOWN AS LOTS A, B AND C, BLOCK 44, CITY AND TOWNSITE OF ASPEN CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO /31 0 \v 1 RED L 1 Â»o 401 / Y i Nt BLEEKER STREET (74.78' RAW.) %l r- CURB AND GUTTER f I 1 CH / S.90 HOPKINS 10- 0 COTTONWOOD 16' / DRIP LINE SUBJ CT el r 11.0 COTTONWOOD PRO~ RTY C O 20' 1 DRIP LINE Ivy , REBAR AND CAP ~ * 2 . CITY OF ASPEN .898- 4 C 4/ WATER SERV]CE --Â·~ \~ 1 SHUT OFF N 75Â·09'11 \ \ .. . i . r te, 4. ASPEN ~IOUNTA M . '11000 FENCE n ~.50 7 0 1 0 , 60.00, *4Â»,11" \ Â» 9 1, 1 1 1/ g i .30.~ . *, 6 (.5 S 75\.0 11" E l k VICINITY MAP 119.91' GRAPHIC SCALE LQI-1 %W FENCE[ REBAR AND CAP LS #1/66 WOOD / N 32-43'25 W 2.38 FENCE / i i< E j~ c REBAR AND CAP - Ilig LS #9018 007 82 8- â€¢ PINE *8Â£< 12' 0 DRIP LINE 18 0 SPRUCE 26' Â® DRIP LINE e 8 1 14" * 9% 26' 0 DRIP UNE 3" 0 SPRUCE 2 6 0 DRIP LINE 0 ~ 8 - IM d PATH â‚¬ PLAT NOTES ~ 0 1 DATE OF SURVEY WAS OCTOBER 4 2002 AND UPDATED ON NOVEMBER 18, 2002 GROUND 3- 0 SPRUCE HAD 5Â» Of SNOW COVER AT TIME OF TOPOGRAPHiC SURvEY 3 JQU 4 0.6647 SQ,67 * 1 6. 0 0Rf' UNE 2 BASIS OF BEARING FOR THIS SURVEYS A BEARING OF S 7509'11 E 8ETWEEN THE NORTHWEST CORNER OF LOT A, BLOCK 44, A REBAR AND CAP CiTY OF ASPEN, AND THE ~ NORâ„¢EAST CORNER OF LOT G, BLOCK 44 CITY AND TOWNSITE Of- ASPEN, A REBAR AND * ACRES * CLT W CAP LS #9018 k \ 3 â„¢IS 5URVEYE BASED ON RECORDED DOCUMENTS. CORNERS FOUND IN PLACE, THE PLAT OF O BLEEKER STREET PARTNERS HISTORIC LANDMARK LOT SPLIT PREPARED BY HIGH COUNTRY ENGINEERING INC;. DATED OCTOBER 9, 2002. AS JOB NUMBER 2021701.00, AND ALONG ~ : ITH THE 11TLE COMMiâ„¢ENT PREPARED BY ATTORNEYS TITLE GUARANTY FUND, INC. m APPROXIMATE ~ ~ 1 DATED JULY 25. 2002. COMMITMENT NO 3137 EDGE OF GRASS (SEE NOTE #1) 4 â„¢IS PROPERTY IS SU8JECT TO RESERVATIONS, RESTRICIONS, COVENANTS AND EASEMENTS OF RECORD OR N PLACE. 9 WOOD FENCE n 5 TOPOGRAPHY BASED ON THE BENCH MARCI 0159. A 3.5- BRASS CAP IN CONCRETE, AT THE 0 SOLITHE AST CORNER OF AN ORNAMENTAL FENCE AT THE PITKIN COUNTY COUR I HOUSE, LOCATED AT THE NORTHEAST CORNER OF THE INTERSECION OF GELENA STREET AND WAIN 5- SPRUCE STREET IN THE CITY OF ASPEN, COLORADO. 8' e RP LINE 3" â€¢ SPIKE 6 CONTOURS ARE AT ONE (1) FOOT INTERVALS 5' 0 DR!P UNE 6 POPLAR 3- 0 SPRUCE 6, 0 IP LINE SURVEYOR'S STATEMENT 6' 0 DRIP LINE I. 30#" P MORR;SON, 00 HEREBY STATE THAT THIS SURVEY WAS PREPARED BY HIGH COUNTRY ENGiNEERING, INC. FOR CHRIS BERRY. AND THAT IT IS TRUE AND CORRECT TO THE BEST OF MY BELIEF AND 6- e POPLAR KNOWLEDGE, 8' 0 [)Rlp LINE AGO RY /44<7.7,24* N 75'09'11- W REBAR AND CAP ~.)21N P. NORR)SON, L.S. NO. 24669 m, 6 l LS #13166 WOOD FENCE S 1!16'44- E 0 69' + 181 24889 41 F CL 30.00' ALLEY BLOCK - (20.39, R. 0.11<)44 PROJECT NO. 202173200 NOTICE ACCORDING TO COL~ADO LAW YOU *1 00-ENCE Â»IY .0 mON BASED UPON ANY DEFECT 1/ â„¢il SURVEY .[THIN ./EF YEARS AFTER ~00 FiRS' D~SCOVER 91.JOI DEFECT. IN No EVENT #Y ANÂ¥ AO ION SHEET 1 BASED UPON AMY DEFECT . THIS SURVEY aE CO)~IENCED WORE TIAN TEN OF 1 YEARS FROM THE DATE OF CEATIFICATION SHOAN MEREON *8 N0ISM38 31Â¥0 -ON 530 NI 'DNIH33NIDN3 AbLL.NAO 13AhlnS 0!HdÂ¥890601 SKS 230 OVHO-100'N3dSV 0f60-ZELL :3113 219[8 0-103'Na.SV Â£*90-926 ADJOiNER BUILDING "----'-~~r'.~'~' ~1'17'11Â·17)'i'h~ ~.,hrfur|[).1,~ ''1,~r,L,J ,~~,? 1.1,4,1'UN .7. '. % S 13,rl 4- ir 2 * 3 ti ' , . , - . I . 4 4 2 : b, :tet.''ar. t. Â·SF BLEEKER STREET PARTNERS HISTORIC LANDWARK Â·, ~ 1-'i -/ 70 ' |L, , -9 - I 1 - I . LOT SPLIT SIJBDIVISION ,EXEMPTION 0 ' ' 4.1/Â», wi ' 1 1,4, 1 - ' ' LOTS A, B AND. C, BLOCK 44, CITY AÂ¥) TOWNSITE OF- ASPEN -' '</ .9 Â· \,'l -2,4- 4&114\ ,/1, 14-1, ar . . , CITY OF' ASPEN, COUNTY OF PITKIN, 'STATE OF COLORADO 7 b M --fi . ' ift,f J . f i i .2 f .':P'es 5 Hpj ; M B , r-7 ,- 4,249 - , I J , / 1 1 ' ' '' f _ 6 -, I. . -. A ' ' ~ ~'I~ i , - 14; *41 ..4 - .1 . ' r & 1 ' I 1 11, 2* t - I-.i. 1 1 , 1. 1 - I , A; 71 1 i ... 1: U 3 NE. 1 ,-1:1 . 4 1 1.. , 1 / I .1. lili ..1 1 51 g I ., 11 Â¢91, 1 .19!- 0 ' ~-- - GRAPHIC SCALE ~ 1 E 1 1 , . 1 , 1 1 , 4 - %1 0 1 u lif p iNA,4 - ../ '1 21 BLEEKER STREET ,'' i , .. ~ - .. z 7,5 * 56: 8 1 (74 78' ROW) $ 0,0 1 1 + 5 r C m m"} .1,1 , , ... - 10 M. V \ -17 , k VICINITY MAP , 1,1...1 - ..49 1 lei:,6, -) 4 1 /0,9 4 , , 2-6-44, 1, , ' , f fÂ» = = =249 , ;'al?'k 2 114 , -v J ' .3 - 4 1 =,ti:"wirM:ialp&=tve##gi:Qi'&=HYL=Y 1 , 1 -An (St*S OF- 20021 AMO ,â€¢STâ„¢IC PIEÂ£*34*-nON CCMISS~, RESÂ©WIOM NUMBER 39 - %* Â· ' A Â· 1Â· . 1.Â¢01 1. 1 1~wru* ,~* - SMET UGH T Â£ (SOMES OF 2002) MF LANDS AFFEC;ED BV THS PLAT ARE SUS.EC~ tO 1Ht IRWS â€¢,1,10 ' . *T PARÂ¥1*6* LLC 8600 * ACCORB OVIER 0 1.Â£*S 4 8 AK C 0|.DC:/ 4 CITY AND ' , I (0911044 OF SAID APPROvALS. MID BÂ¥ AU APPLICARâ‚¬ LIND USÂ¢ REGUI~Al**5 OF TNE / . -02 $%9 4)1,* 11 , ali J NAOW.All- lat~Â¥riAES, PIC*NTS IWAI elE*I~ER STNEE f PAR IENS I, LlC mb E 4 <ER . .,4.211 11 1(, il: flj-i. , CiTY OF ASPEN. 2 ALL NEâ€¢ DE,ElePNIENT 0,1 *St L.OFS va[ CQNFeRM TO RÂ« DÂ»EN61011*t Rral#REMENTS (r , 4 4 // A - RES,lf 'spâ‚¬I | 1 < ~Il' . , Â· ~ -$ f .6. METAL FENCE n , 0 n.â‚¬ 5-6 ZONE DISTRICÂ¥, IMESS IU,RIANCEÂ£ 10 DESE REQUIREMEN'Z; ANE MANEW B,r 71:E . , ~~~ ~~ ~ , 1 1/1 91&95 rE, '' 0 imirgi?SmÂ»'E'r=33&**- :. a~ . 131*~ f ASPEN â€¢67(*C PRESERÂ¥AFfON COÂ®AFS!Â»4 ' rl'UNg 41 DIAÂ· I IL 2001 , i '' 22 & fig'ihi 3 HO FURÂ¥MiR S.jebl~SION OF THES[ LOTS NAÂ¥ RE ORANTECI NOR WU. *Â»TIFNAL UNITS BE ' , c BULT IANOUT RfeEIPT aF s.,81â€ž9<12 APPROvks PURSun.T TO nâ‚¬ PROWSiONS OF THÂ£ 1 4 Il I , ' ~ Â· 'i ~ ~'*<*AH<~N, S 75'09'11" E 90,00 - 6AMOON )4(0,4 WANAÂ· :R 1 ASPEN 10,10 1,2 COOF I Eâ€¢TECT IT THE INE OF- *PuÂ¢AhoN, ANK) ORCIH INWARENT . vi ll 1 11 ff 11 3 ....71 1: r~Â£(,FAVVI,%3NLB' 11(E PROWS*Â»45 OfÂ· 1Ht ASPEN LAAD USE Â©glt W r , 1, 111 ' 160.(0' 1 , ~ St liE Or 'COLORA{39 ~ ~ ~ 4 LOT 1 8 ENTAED 70 12Â® SQ FT OF 51000* Al,A THAT ColmTS ,$ 110(jR AHEA. '. ' .7 1.- PURSUANT l:HE PROVISJONS CF nÂ·â‚¬ AS,Pe~ LAND +USE CODE IN EFFECT AT â„¢E TIME 1 1 ' . tr.tiNT, OF P,~,4 ) ./ .Â·b â‚¬ 4 =21 =212=m=4=TAn=:al , 111 -- 1 4 1 11 1 " 1 Â· L ASPDA LAMO} 1.'SE CCOE N EFFECT AT â„¢t YUE ar APPUCAMN , & P ../ ' lili ' 11 Â° -7 1,9 9, / 4 5 LOT 2 IS ENmUD TO 1.050.50 /1 * FUXÂ» mEA THA# COUNTS AS FUXI AiREA, . '. PURWAHT TO THE PRe/SIONS or THE ASPEN LAND USE CODE IN EFFâ‚¬Â¢7 AT TNE NE ~ 0 1%00'11. - Q .. I OPEN )17(94 -~ - OF ,PPUCATIO. , rk 11 1 : r, 6 DAIF OF W*KÂ¥ 0[J!02[R 8 20[ll --f fj 4- 1 I . . 1 466*1/*RK#fil --4!.9 7 ~&41~ST~R M~ ~~ 1~1~1~ AA~I~~~IS~~~ ~~~~IMMEAST e 1 14 Z , , 1 ,& p 1-' Mli r E W Â¥ CORNER OF LOT G, OTY ANC 10-45ITE OF â€¢SPEN A BAR AND CAP LS *018. , ~ j - ./.'4 -IR '1 i Elfil r 0 VIS SURVEY 15 8,SED ON ~reCÂ»*DED [>]CUJULATS AND CORNERS Foute N PLACE A-~16 *IM THE nTLE' Cola,Tut.1 PREP,RED Of ATI&*MEY'S Tint GUARANTY FUND. INC ~ , + ' ' , 0 - ~'IF ' DATED .UL' 24 Zoe, CehMT+ENT NO 3117 .1,/-\ lili IL 8Â·, . 8 , I r)' . (LOT 0 6 0 - O.0, B) - :4# risv ' . 0 Sl,ZWUr,#<ZCIG; 240**m. RESTR~Cl~ONÂ£ COINANTS AND ./.0 1 Ill f b 8.Â·t ' - 1 1 10' m <LOT 01 -r b t 1 - 61- sioâ€¢ ' f ' '-1 0./.f Â£ an.Â£*v..m,mra klla 10,3- 33.34,)%/e.Ji-, 9 71'32' ' .' ~ i;' i; 1 1 :,1 - 8 0 1 1 - - 11, 70 f . 6524.. THri PLAF Ce Mit *En- 5*Â·ET,AN,NEMS ,Â«10Ck t,mMOWAmâ€¢ l.07 9VT': , lilli TWO |STORY . 1 0/ SU&Weeb 170;PaN -5 *VIE*e Alle NÂ»PROVED DY ' CrpÂ¥ OF Al,Â¢1% 4,1.*0$ 44. a,*v or -=8.*~. =03, I. WOOD FRAME HOUSE' . 1 '8. r 1 /' LQI.2 - 19 9 --- h<20 1 3,000 8% ft i 21 111 1 1 - Th:.i . h 5 0 068 Â£<cres la TER-\ , ~' .' '-' , ElfrAC ME 11'M ILYLE Glt'*~ALE . r ....Il'It 1-4} FRP le *P . 4 , *115 a.,AT OF *4'8*â€¢-R 5â„¢â‚¬rt â€¢-WRS MIS;CMIC LAge[ANK LOT SPLI' SLAIDM&,1.N , . ' 13%'Ptle' ll; I. **_ty'7'Â°ME ZI . ASK}t Cal:WillY' RECOPD~ENT A .1 - - PERSDA OWED 4 -0 CN 1,415 PLA' MEN NelD FEE 5~Â¥. :"JE JSH FIBT I91$~210/9 9 ~ 0 f' ~ REAL HOPENTY. ENCE AND ClÂ£*4 OF â€¢u ue,ls ANG o;,a,â€¢.,â€¢.*,â„¢ 12, , 11 11 A 1 , . t. -_ 2003 - THE OINE*'S CCRUneâ€¢ YE 41$40101â‚¬ i BEUEÂ·E IME FACTS STATED ON Â»11$2 PLAT - < <*Â° DES, ~ 1 P = :,w:.s...'t,Y:srm#*.*16, ==Efb . . 1, ./ . 1 11. . 6 ESCAO* CQIPAR LV NEFTfe ASSUMES NOR Mi BE CH,AGED Nâ„¢ ANY ANAHOAL OBUGATION - - : . Â£1 11,0 < .,1 1.114 Â£ - OR UABL/Â¥ â€¢WAISOEYER BASFO 0,7 4Â¥ SIATEMENT C[Â¥47*]NED HEHES -~ 11 0..... IILL , # GAS METER - . 7,116 M.A' *-4 NE LS:R M -U* PAR!7** 45111*C 1..INE#dimÂ¢ teT 5/111 EveD!~ASON . - Dâ€¢lED: _Lk".ifiL__ 2Â¤03 7 11 : .r- ,-=-91.4-- 2~1 . . r . f**lKâ€¢*liM *~Vit *~ 1E A~EN Co,NU~017 DE,#ZOP,JOIT 1 \ r '0 'P~ Dcko,4.aÂ¥*..1. ~. * ~ - ' p '413 Q 14 '1Â·,-49, T =1 Â§;111 1 > -b , . 1~ M 8,1 9â„¢EET SliE 204 GLENâ€¢00[) SPR~/0, COLoltleD 8(15{M , ' ' ~~~~c, Sts,6~\~b-fL 1 . 1 2.1 4 494 2â€ž*0.â€ž8% r P - V . 2 . i.'... # 2 . STANE OF COLORADO 1 A 2%9(-, ) ss . Al L -4.- - le., 11 . . = COUNTY OF ptikm ) 11, m /31 Fl- , t:.. 1*: 13 981'' + . 1 '040' P. 49**N. * ReÂ»BONAL LAND SUIMYOR. vef,15/0 uNMEN W LAIR 1 . 1%arm~~cl~,28.81 *Â°Â°RomiDGED BE... THIS 4.* DAY er Jlgi.*.1 .0, ;4â€¢ . GARAGE 9 RLS#~91 \ I , ~ 4=10/0 ~ ~i Â«,ffp> 6, CORBEM ID, WE *SI C 4 Mâ„¢ESS UÂ¥ WAND NÂ® G . 5EctÂ»N:,Or CiR-. 38-r , .kÂ·et},ER STAN htâ€¢ f 1,2 fanâ‚¬. C. O.URE 15 etmf:Mi Â» M 006*05909 [*p*gr 47444 1 1408. .00,1 1- 1 . 6 12 00 . i ,#00& i, I N 759'11'[ .1.â‚¬9 -" 1 l-1- To AFFUr MY HAND AND OFFIPAL SEAL â„¢15 4_ DA 7 . 13 W - --. A . --2- , ALLEY BLOCK 44 A ' , 2 p L 1. Cl- 0 4 , 4 -UN i * Up J a: 1 , 1 ' i (20 39' 10 w.} ...11 .76 â‚¬ r % ..Ai 1,1. 13 - 1 3 '34 â‚¬y 3 N ~~401%1. - - -- - '--T-- â€¢ . , tri- 1 , I . J IR- 7 - ' 1 . , 91Â· LE' INS 1 #11 - AT . 111 I : 111 1 '1 -2.1 al' W : - ~a : 2 .170100 -1 . .It .. 1 1- - Ill , 1 1 | i 477131 Iâ€¢310Â®Imm.~- 209:YX<*901*4114 14,Â©qu,t 0 --'~.4 = 5/4:1:6:11'WmeRNM=#2* De. . 71* 1 1 p.al i of 1 i.kn/,1 01/ie/20*310 340 ' t. 1 - ful r 1-11, - :=1= =trk'&2#.mli; ..21$;Wr*11-1 *EN . . - 1, 111'T':11,111 116 1,1,-1.11111-1611 1,1 ~|~1111-~i iII ?11- 9* h.'1, I '_,~_i, 1'11"' r -,-Jl-- 1, I ... .L.,I .1 ~ __1/1 J,- ".. 11'.1.' " ,Â· i'â€¢.ll''r~.1~ . ....1. -.PI-11,- 'i.12,1,[ .1. 1,Llt i -1'il,1-4.- 1-:r J' Ti iii )11 -,1,1,- Ar ..1~Tr & 4,..-1- . 2 -A ..L L' 1 - 4 . &: 1. , HAAS LAND PLANNING, LLC February 20,2003 Ms. Katie Ertmer Assistant Historic Preservation Planner 130 South Galena Street Aspen, CO 81611 RE: Berry Conceptual Application - 331 West Bleeker Street (Lot 2, Bleeker Street Partners Historic Landmark Lot Split Subdivision Exemption) Dear Katie: Please consider this letter and the accompanying plan sets to constitute a formal request for approval of a conceptual development for the above- captioned property. The subject site is located on the south side of West Bleeker Street, between Second and Third Streets. It is Lot C of Block 44, City and Townsite of Aspen. A Vicinity Map (not to scale) showing the location of the subject property is provided below. +MAPWIST-4 1*-1-----r~3006. 5 Pbl<%4, * 10 ff--3 %~1.1/Â»- .1 2 1441 627'ria?91%park h \ 1Â« 7./.1.,Ii :DAIi#*19 3/f 3, -2 Â¢/4.tl1Â§â‚¬.~ 4,3 %19/ 3 1,2Â¢ 1 ~~dePskierar~EK#obe 0 <4- 1 -7-9 / w h f 46 6agnerdfark/L'lth, /\1 .0/190.--C f 4-6'L 02003 Map<luest.corn. Inc: 02003 Nave.ation Technolocbs>*--â€ž Â· i - The current configuration and disposition of the property is a result of the Bleeker Street Partners Historic Landmark Lot Split Subdivision Exemption (hereinafter "the Lot Split"). Ordinance Number 43, Series of 2002 (hereinafter "the Ordinance") approved the Lot Split and the Plat recorded in Book 64 at â€¢ 201 N. MILL STREET, SUITE 108 â€¢ ASPEN, COLORADO â€¢ 81611 â€¢ â€¢ PHONE: (970) 925-7819 â€¢ FAX: (970) 925-7395 â€¢ Page 7 memorialized it. The Ordinance and the Plat are included herewith as Exhibits 5 and 6, respectively. The Lot Split Ordinance was approved by City Council on December 16, 2002, and the Plat was recorded on January 10, 2003. Lot 2 (the subject property) of the Lot Split contains 3,000 square feet (0.068* acre) of vacant land, is zoned R-6, Medium Density Residential, and is permitted an FAR of 1,800 square feet (per the Ordinance and the Plat). It has been assigned a street address of 331 West Bleeker Street but as of the date of this application's writing, the County Assessor's Office has not yet assigned Lot 2 its own Parcel Identification Number. As such, the applicable Parcel Identification Number remains 2735-124-41-001, which includes Lot 1 of the Lot Split. A pre-application conference was held with Katie Ertmer of the Aspen Community Development Department on February 10, 2003 (see Pre-Application Conference Summary, Exhibit 1). The completed application form and dimensional requirements form are attached hereto as Exhibit 2. Exhibit 3 contains proof of ownership by Bleeker Street Partners II, LLC, with Shadow Mountain Partners, Inc., as the Managing Partner. Mr. Chris Berry is the President of Shadow Mountain Partners, Inc. This application is submitted by Haas Land Planning, LLC, and Stryker Brown Architects on behalf of Bleeker Street Partners II, LLC (hereinafter the applicant); authorization (signed by Mr. Berry) for Haas Land Planning, LLC, and Stryker Brown Architects to represent the applicant is included as Exhibit 4. Exhibit 5 includes a copy of the Ordinance and Exhibit 6 provides a copy of the Plat. Exhibit 7 is a copy of the Architectural Inventory form for 333 West Bleeker Street (Lot 1, not the subject site). Finally, a list of property owners located within three-hundred feet of the property and an executed application fee agreement are attached as Exhibits 8 and 9, respectively. This application has been prepared pursuant to Sections 26.410.040, 26.415.070(D)(3), 26.415.110(E), and 26.420.020 of the Aspen Land Use Code (hereinafter "the Code"). While the applicant has attempted to address all relevant provisions of the Code, and to provide sufficient information to enable a thorough evaluation of the application, questions may arise which require additional information and/ or clarification. Upon request the applicant's representatives will provide such additional information as may be required in the course of the review. Existing Conditions The subject property (Lot 2) is vacant. As explained above, it contains 3,000 square feet (0.068* acre), is zoned R-6, Medium Density Residential, and is permitted an FAR of 1,800 square feet (per the Ordinance and the Plat). BERRY CONCEPTUAL DEVELOPMENT APPLICATION PAGE 2 The historic resource that enabled the Lot Split is located to the west on the adjacent 6,000 square foot Lot 1. It is a two-story Queen Anne style house constructed circa 1886, and is pictured on page 27 of the City of Aspen Historic Preservation Design Guidelines (hereinafter " the Guidelines"). Its positioning on the lot is reflected on the Plat provided in Exhibit 6 hereto. Its front fagade sits approximately twenty feet from the property line common to Lot 1 and the subject site, but further setback portions of the structure extend some six additional feet closer to the adjoining lot line. The front setback (from Bleeker Street) is approximately 20'6". The attached copy of the Architectural inventory Form (Exhibit 7) provides a detailed description of the historic structure. The Proposal The applicant requests Conceptual approval for the design of a single- family residential development on a vacant 3,000 square feet lot. The home will contain 1,800 square feet of FAR floor area, as allowed by the Lot Split. The 1800 square foot limitation ensures an appropriate scale relative to the adjacent historic house. The proposed design for the new construction does not attempt to mimic or clone the historic house. Rather, the new home is clearly "of today/' although the massing, forms and proportions take cues from and are in scale with the historic home. The massing of the new home is simple, compared with the multi- dormered and cross gabled Queen Anne home next door. The new home is of a dominant simple gable form broken by both a connecting element in its mid- section and a smaller "sub-gable" facing the street. The bay window on the front and the receding entry under a cantilevered porch roof both serve to acknowledge such elements on the Historic house, but without imitation. The front bay spacing and positioning on the new house are smaller than that of the Queen Anne and these elements are slightly removed from the street as compared with the similar elements on the historic house. The result is assured prominence for the historic Queen Anne, and visual compatibility between the new home and the historic home. The new home's design is one of simplicity and modesty relative to the historic home. The new structure's alignment and orientation, toward the street and parallel to the side lot lines, are consistent with the historic home. The front edge of the new homes' one story porch roof is aligned with the front wall of the Queen Anne. The result is a clearly defined, functional and friendly reception to pedestrians. The solid-void pattern/rhythm of the proposed design is left to right in the same "chord" as the existing home. The fronts of the two residences - BERRY CONCEPTUAL DEVELOPMENT APPLICATION PAGE 3 are relatively aligned and the setbacks preserved without challenging the importance or predominance of the original. The forms used in the design of the new structure are similar to those of the historic home, but simpler. The mass and scale of the new home are similar to but smaller than the original and do not overwhelm the original. The new house is composed of very simple solid forms: rectangular solid block (garage) with three "simple gabled blocks" at the front rear and mid-section connector. These simple forms are reminiscent and respectful of the forms traditionally seen in older homes in Aspen. The materials and details are appropriate for a new home next to an historic house. The proposed structure's dominant roof material, shingles, is similar in scale and texture to those seen traditionally. The materials for siding are similar in scale, proportion, and texture to the original, and are drawn from the original historic house. The "accents" on the historic home have been picked- up as "dominant" materials on the new residence; for example, the historic home has a base of masonry rusticated sandstone block and the proposed design uses a similar sandstone block as a wainscot for a portion of the front element. Vertical siding and fancy cut shingles are used as trim on the historic home. The proposal uses these elements as more dominant materials on the rear mass. Therefore, the materials and textures, and proportions proposed have been carefully crafted to "complement" the original historic home, with understated simplicity and without imitation of the ornate detailing of the Queen Anne style. Further, the window proportions, bay window proportions, mass-void and porch proportions, as seen from the street are similar in size and shape to those seen on the historic property. The Proposal Relative to the Historic Preservation Design Guidelines: The proposed house is a variation on the simple two story "Gable-end" home with the main and minor masses having simple, rectangular single ridge gables running perpendicular to the street. The porch is sheltered by an attached, smaller roof. The porch roof is "of today" inasmuch as it is cantilevered to create a lightness that is appropriate to its location beneath the canopy of a large existing pine tree. Other than the masonry sandstone wainscot and masonry siding of the front element, the house is wood sided with materials inspired by the subordinate elements of the existing Queen Anne adjacent. Characteristic elements (and shingles) of Gable-end homes are used, including a bay window and inset one-story porch. BERRY CONCEPTUAL DEVELOPMENT APPLICATION PAGE 4 The proposed streetscape and lot features are consistent with those suggested in the Guidelines. A planting strip of grass is proposed between the street and the house. A walkway from the street to the porch is proposed, of random sandstone pavers with "thyme" or similar material in lieu of grout. The walkway would have a border of flowers. An under canopy ground cover garden is proposed in the shade of the existing large pine, to be preserved. The Owner of the existing historic home has requested a "privacy" fence be placed between the yards and patio of the houses. It is proposed that the fence be of vertical wood siding similar to the accent on the existing house and the siding on the new house. The fence is held back from the front of the house and is only on a part of the shared side lot line; it does not continue all the way to the street or the alley. No fence is proposed in the front yard or forward of the front facade. The height requirements of the zoning code for fences will be respected. Only minimal porch lighting is proposed, and the design of any fixtures will be presented at Final Design review. Although the small site only allows for a minimal yard, the proposal includes preservation of the existing landmark pine in front of the home. In addition, the remaining side yards will be planted with plants, shrubs and flowers similar to gardens found throughout the historic West End. The existing landscape features of the front yard will be preserved, and other guidelines regarding plantings will be respected. The proposed palate of materials is drawn from the existing and adjacent Queen Anne, as well as from those found on other historic homes. The detailing, arrangement and use of the materials are "updated" so as to avoid confusing the new and the old. The new home is proposed to have vertical and horizontal wood siding, shingles, and ashlar sandstone and brick. These are to be complimented by a small portion of weathered, non-reflective, acid-washed copper batten roofing, and smooth sandstone siding. As addressed above, the materials, detailing, and proportions of their use is intended to complement and recede behind the original historic home next door. The size, shape and proportions of the widows on the historic house are to be respected in the dominant front mass of the new residence. However, the windows are to be "of today" in the rear and connecting sections. The arrangement of the windows on the west side of the home is of four vertically proportioned double hung windows. The grouping of these windows is a more contemporary arrangement of an otherwise traditional element. A similar BERRY CONCEPTUAL DEVELOPMENT APPLICATION PAGE 5 adjustment of the French door in the front bay is proposed. It too, is of vertically proportioned divided light elements. The lack of decorative trim and exterior casing is another "contemporary/ modern" modification proposed. The front door is proposed to be of a single glass panel in the upper portion of the door, similar to many early Aspen homes. As noted above, the porch is of a single story. As this is a "modern" home '1 and "of today, there are no columns proposed; rather, the small roof element is to be cantilevered. The porch itself is also to float above the ground, supported only by two small caissons. This type of construction will minimize the disturbance in an area close to the roots and near the drip-line of the legacy pine. The porch will not be enclosed, nor will it have decorative railings. Most details are to be very simple and restrained. No ornate decorative elements are proposed. Materials will be used simply and honestly. No dormers are proposed. Copper flashing and elements will be chemically treated to pre- age and minimize reflectivity. The chimney is proposed to have brick siding. As required by the Guidelines, the house is composed of a major mass, a minor mass, and a connector of 6' x 9' with 9' maximum plate heights. The arrangement of these elements and forms suggest a "modern" structure. When taken with all the details, the arrangement wills serve to eliminate confusion as to the era of the homes' genesis. Vehicular access and parking will occur off the alley. One car will be in a small garage, and another space is provided on grade, adjacent thereto. Although not yet fully determined, one dominant material will likely be a reddish-colored sandstone and brick commonly found in Aspen. These materials are low maintenance, and will provide colors that are darker than the adjacent historic house. Part of the intent here is to make the new home visually recede from the observer on the street while making the historic house appear more prominent. The preliminary color palette to be used on the new structure includes darker colors found in nature, on the site, and on the trim of the historic house: forest green, charcoal/black, and reddish sandstone. Review Requirements Based on the elements of the proposal outlined in the foregoing, this application has been prepared (in the order addressed below) pursuant to the following Sections of the Land Use Code: 1. Section 26.415.070(D)(3), Conceptual Development Plan Review; BERRY CONCEPTUAL DEVELOPMENT APPLICATION PAGE 6 2. Section 26.420.020, Benefits; and, 3. Section 26.410.040, Residential Design Standards. 1. Section 26.415.070(D)(3), Conceptual Development Plan Review The review and decision on the issuance of a Certificate of Appropriateness for Major Development shall begin with a determination by the Community Development Director that the proposed project constitutes a Major Development. This decision has been made with respect to the subject proposal (see Exhibit 1, Pre-Application Conference Summary). The procedures for the review of Major Development projects include a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. All required application materials, as specified in Section 26.415.070(D)(3)(a) are provided herewith. The procedures for the review of Conceptual Development Plans for Major Development projects are as follows: 1. The Community Development Director shall review the application materials submitted for Conceptual or Final Development Plan approval If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060(E)(3)(a),(b), and (c). 2. Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. 3. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. Based on the foregoing language, it appears the only applicable review standard for Conceptual Review of a Major Development project is a determination of consistency with the City of Aspen Historic Preservation Design Guidelines (hereinafter "the Guidelines"). Accordingly, the following portion of this application demonstrates adequate consistency with a sufficient number of relevant guidelines, as called for in italicized print on the very first page of the Guidelines. Specifically, the Guidelines state that, BERRY CONCEPTUAL DEVELOPMENT APPLICATION PAGE 7 ...not every guideline will apply to each project, and some balancing of the guidelines must occur on a case-by-case basis. The HPC must determine that a sujficient number of relevant guidelines have been adequately met in order to approve a project proposal. The Guidelines include fourteen chapters of standards for: Streetscape and Lot Features (Chapter 1); Rehabilitation of Historic Structures (Chapters 2- 10), including historic building materials, windows, doors, porches, architectural details, roofs, secondary structures, building relocation and foundations, and building additions; New Construction (Chapters 11-13); and, General Guidelines (Chapter 14). Since the proposed development involves a vacant lot (i.e., no historic structures are involved), only the Guidelines of Chapters 1, 11, and 14 are applicable. Chapter 1 of the Guidelines addresses the Streetscape and Lot Features of historic properties. The "Policy" of this chapter states that "Historic landscapes and landscape elements that remain intact should be preserved. Additions to the landscape should be compatible with the historic context Of the district or landmark " property. As mentioned earlier herein, the proposed streetscape and lot features are consistent with those suggested in the Guidelines. A planting strip of grass is proposed between the street and the house. A walkway from the street to the porch is proposed, of random sandstone pavers with "thyme" or similar material in lieu of grout. The walkway would have a border of flowers. An under canopy ground cover garden is proposed in the shade of the existing large pine, to be preserved. The Owner of the existing historic home has requested a "privacy" fence be placed between the yards and patio of the houses. It is proposed to be of vertical wood siding similar to the accent on the existing house and a dominant siding on the new house. The fence is held back from the front of the house and is only on a part of the shared side lot line; it does not continue all the way to the street or the alley. No fence is proposed in the front yard or forward of the front facade. The height requirements of the zoning code for fences will be respected. Although the small site only allows for a minimal yard, the proposal includes preservation of the existing landmark pine in front of the home. In addition, the remaining side yards will be planted with plants, shrubs and flowers similar to gardens found throughout the historic West End. The existing landscape features of the front yard will be preserved, and other guidelines regarding plantings will be respected. Chapter 11 of the Guidelines deals with new buildings on landmarked properties and historic landmark lot splits. The Policy of Chapter 11 states that BERRY CONCEPTUAL DEVELOPMENT APPLICATION PAGE 8 "In some cases a new pnmary structure may be constructed on a parcel that includes a landmarked structure. In such cases, it is important that the new building be compatible with the historic structure such that its integrity is maintained." Key issues addressed in Chapter 11 include building orientations and alignments, mass and scale, and building form. The proposed palate of materials for the new structure is drawn from the existing and adjacent Queen Anne, as well as from those found on other historic homes. The detailing, arrangement and use of the materials are "updated" so as to avoid confusing the new and the old. The new home is proposed to have vertical and horizontal wood siding, shingles, ashlar sandstone, and masonry. These are to be complimented by a small portion of weathered, non-reflective, acid-washed copper batten roofing, and smooth sandstone siding. As addressed above, the materials, detailing, and proportions of their use is intended to complement the original historic home next door. The size, shape and proportions of the widows on the historic house are to be respected in the dominant front mass of the new residence. However, the windows are to be "of today" in the rear and connecting sections. The arrangement of the windows on the west side of the home is of four vertically proportioned double hung windows. The grouping of these windows is a more contemporary arrangement of an otherwise traditional element. A similar adjustment of the French door in the front bay is proposed. It too, is of vertically proportioned divided lights. The lack of decorative trim and exterior easing is another "contemporary/modern" modification proposed. The front door is proposed to be of a single glass panel in the upper portion of the door, similar to many early Aspen homes. As noted above, the porch is of a single story. As this is a "modern" home and "of today, there are no columns proposed; rather, the small roof element is to be cantilevered. The porch itself is also to float above the ground, supported only by two small caissons. This type of construction will minimize the disturbance in an area close to the roots and near the drip-line of the legacy pine. The porch will not be enclosed, nor will it have decorative railings. Most details are to be very simple and restrained. No ornate decorative elements are proposed. Materials will be used simply and honestly. No dormers are proposed. Copper flashing and elements will be chemically treated to pre- age and minimize reflectivity. The chimney is proposed to have brick siding, as often found on historic homes. The intent here is two-fold: 1) to use a material (masonry sandstone) found on the adjacent historic home, and 2) to keep the material palette simple and similar to those found on the existing house. BERRY CONCEPTUAL DEVELOPMENTAPPLICATION PAGE 9 As required by the Guidelines, the house is composed of a major mass, a minor mass, and a connector of 6' x 9' with 9' maximum plate heights. The arrangement of these elements and forms suggest a "modern" structure. When taken with all the details, the arrangement wills serve to eliminate confusion as to the era of the homes' genesis. The project provides consistency with the general guidelines of Chapter 14. For instance, and as explained above: color schemes will maintain simplicity; accessibility will be ensured without compromising historic integrity; lighting will be minimized in a manner consistent with City regulations; ongoing maintenance will be addressed; mechanical equipment and service areas will be screened and located toward the rear of the property to the extent practicable; driveways and parking will utilize alley access; and, there will be no signage other than properly placed and sized address numbering. In summary, the proposal involves development of a vacant lot and does not directly affect any historic structures. The proposal provides a high level of consistency with a more than sufficient number of relevant guidelines. We hope the information and responses provided herein prove helpful in your review, and we look forward to working with you toward approving this worthy application. If you should have any questions or desire any additional information, please do not hesitate to contact me. Yours truly, Haas Land Planning, LLC Mitch Haas, AICP Owner/Principal Attch./ c: My Documents/City Applications/Berry Concpt App2 BERRY CONCEPTUAL DEVELOPMENTAPPLICATION PAGE 10 EXHIBITS Exhibit 1: Pre-Application Conference Summary Exhibit 2: Land Use Application and Dimensional Requirements Forms Exhibit 3: Proof of Ownership Exhibit 4: Letter authorizing Haas Land Planning, LLC, and Stryker Brown Architects to represent the applicant Exhibit 5: City Council Ordinance No. 43, Series of 2002 Exhibit 6: Bleeker Street Partners Historic Landmark Lot Split Subdivision Exemption Plat (Book 64, Page D Exhibit 7: ' The Architectural Inventory Form for 333 West Bleeker Street (Lot 1, not the subject site) Exhibit 8: List of Property Owners Within a 300 Foot Radius Exhibit 9: Executed Fee Agreement EXHIBIT 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY ANNER: Katie Ertmer DATE: 02.10.03 920-5711 katiee@ci.aspen.co.us PROJECT: 331 W. Bleeker REPRESENTATIVE: Mitch Haas, Dave Brown OWNER: Chris Berry TYPE OF APPLICATION: Major Development DESCRIPTION: The lot is approximately 3,000 square feet and is currently vacant. It is zoned R-6 and was created as the result of a Historic Landmark Lot Split. The Lot Split was approved by City Council on December 16, 2002. The allowable FAR for this lot, as stated in the Ordinance, is 1,800 square feet. As discussed at the pre-application conference, the project involves the construction of a new, modern residence on the site. The new house will be approximately 1,800 square feet. It will be a two-story structure, which is compatible in size with the two story Queen Anne historically designated structure on the adjoining lot. The applicant is scheduled to appear for Conceptual Review before HPC on March 26. PROCESS: Step 1: Public hearing at HPC for Conceptual Review Step 2: Public hearing at HPC for Final Review Land Use Code Section(s) - esidential Design Standards 26.410 26.410.020 (D) ajor Development 26.415.070(D) Review by: Staff and Historic Preservation Commission Public Hearing: Yes, for Steps 1 and 2, the Applicant must post property and mail notice at least 15 days prior to hearing to land owners within three hundred (300) feet of the property subject to the developmentapplication. Applicantwillneed toprovideproofOf posting and mailing with an agidavit at the public hearing. Referral Agencies: none Total Fees: $2,520.00 deposit fee To apply, submit the following information: 1. Completed application form, including all application requirements as noted in the Matrix of The City o f Aspen's Historic Preservation Land Use Application Requirements for Major Development 2. Proof of ownership with payment. 3. Signed fee agreement. 4. Total deposit for review of the application. 5. 12 Copies of the complete application packet and maps. 6. List of adjacent property owners within 300' for public hearing. The GIS department can provide this list on mailing labels for a small fee. 920.5453 7. Copies ofprior approvals. 8. Applications shall be provided in paper format (number of copies noted above) as well as the text only on either of the following digital formats. Compact Disk (CD)-preferred, Zip Disk or Floppy Disk. Microsoft Word format is preferred. Text format easily convertible to Word is acceptable. claimer: e foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. EXHIBIT 2 Land Use Application THE CrrY OF ASPEN PROJECT: 2713@Â·RL+T BUSIOENCE Name: c MF.19 85,617-p~ ~01- C J PLOCK +4~ Location: â‚¬7271 W , PLE:84 ESFE. i LoT Z i guEEK-EFE. 91-: FNETNE287 4-11â‚¬fteic LOT- â‚¬;Ful-, 918'cavit,loÂ·.1 EkEM Pnord , LOT* A 32 +C A-004 ++ , AsfbJ (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED) APPLICANT: Name: 0 14121â‚¬7 IDEAV*f Address: Fo â‚¬IK l 027(6 , Aâ‚¬;FEW 1 60 8(412 Phone #: Col 6 -804-0 Fax#: Eiimail: cl) 81<A1 0 9;Â°p r (s .nâ‚¬17 REPRESENTATIVE: Name: M (ltu -HAA 0 Address: 201 N. AA/l.-L j AS~Drd mhone#: 725 -123'9 Fax#: 129 -1811 E-mail: m hati e (*) eoFC, S. rle-M i YPE OF APPLICATION: (please check all that apply): Historic Designation U Relocation (temporary, on or off-site) Certificate ofNo Negative Effect U Demolition (total demolition) Certificate ofAppropriateness Â£ 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.) vAca#T ler ) 2,000 92 kt- e~l{ t frorn 3, 09:b w Â· eleekLEr ~ neuu horne Fmfosed PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) neuo tgoo ee (PÂ·Â».ib 01 1 m- *Ficf- fh:)rn 03'53 w. 1521â‚¬eted- FEES DUE: s 2570 000 00490 Dimensional Requirement Form (Item #10 on the submittal requirements key. Not necessary for all projects.) ect: 1)27{ W. fXEEÂ¥20Â· i BE:FZ,gl *9 CENCE: Applicant: C.I4121 9 PEÂ¥2 0-~ Project Location: lel \N. E'Leet<212- Zone District: 12--6 Lot Size: 27 ODD ep Lot Area: 37000 91:5- (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: - Proposed: - Number ofresidential units: Existing: CD Proposed: \ Number ofbedrooms: Existing: 0 Proposed: 3 (4/Actud,/16~ "*fudc? 14 1 Proposed % of demolition: O DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing: O Allowable: Pal Proposed: 18(Jo Height cipal Bldg.: Existing: O Allowable: 79' Proposed: 177' - essory Bldg.: Existing: 14,4 Allowable: INA Proposed: NA- Ort-Site parking: Existing: O Required: 1 Proposed: 1- % Site coverage: Existing: D Required: NA: , Proposed: 50/0 % Open Space: Existing: \ 0070 Required: ho re~nt Â· Proposed: 481 Front Setback: Existing: - Required: \Ol Proposed: to Â·9 Rear Setback: Existing: - Required: 51 (~tproposed:'~ Bam9L 10 +base 1 0 ' tkusâ‚¬. Combined Front/Rear: N. 9. Existing: - Required: 16 l Proposed: 150.9< Indicate N. S. E. W 1 Side Setback: W Existing: O Required: 5 Proposed: B Side Setback: B Existing: O Required: Proposed: 5 G, 1 Combined Sides: Existing: - Required: \0~ Proposed: \O' Existing non-conformities or encroachments and note if encroachment licenses have been issued: A/& ations requested (identify the exact variances needed): /Â»r General Information ase check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, ifnecessary, coordinate with other agencies that may be involved. YES NO 0 0 Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration? 0/' 0 Does the work you are planning include interior work; including remodeling, rehabilitation, or restoration? 0 [0/ Do you plan other future changes or improvements that could be reviewed at this time? O <In addition to City of Aspen approval for a Certificate ofAppropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretag of the Interior's StandarGG for Rehabilitation or restoration of a National Register of Historic Places property in order to qualify for state or federal tax credits? 0 0 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.) 1 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: O Rehabilitation Loan Fund 0 Conservation Easement Program 0 Dimensional Variances 0 Increased Density C] Historic Landmark Lot Split Il Waiver of Park Dedication Fees 0 Conditional Uses D Exemption from Growth Management Quota System O Tax Credits EXHIBIT 3 ~~ KRABACHER I SANDERS pc Curtis B Sanders ~...-~ ATTORNEYS AND COUNSELORS AT LAW csanders@krabacher.com B. Joseph Krabacher Jerome Professional Building Curtis B. Sanders 201 N. MILL STREET, SUITE 201 Jennifer M. Causing ASPEN, COLORADO 81611-1557 Diana L. Godwin T(970) 925-6300 F(970) 925-1181 â€¢ Also admitted in New YoN and New Jersey email/internet address: krabacher@krabacher.com February 27, 2003 By Hand Delivery David Brown Stryker Brown Architects 119 South Spring Street Aspen, Colorado 81611 Re: Christopher J. Berry Dear David: Pursuant to Chris Berry's instructions, I attach documentation related to the Lot 2, Bleeker Street Partners Historic Landmark Lot Split Subdivision Exemption Plat property (the "Lot 2 Property") owned by Bleeker Street Partners II, LLC. The Lot 2 Property was originally owned by Bleeker Street Partners I, LLC. On January 14, 2003, Bleeker Street Partners I, LLC conveyed the Lot 2 Property to Bleeker Street Partners II, LLC. At the time of such conveyance, Brandon L. Marion was the sole member and owner of Bleeker Street Partners II, LLC. On January 21, 2003, Mr. Marion conveyed all of his ownership interest in Bleeker Street Partners II, LLC to Shadow Mountain Partners, Inc. Christopher J. Berry is the sole officer, director and shareholders of Shadow Mountain Partners, Inc. As a result of the above transactions, the Lot 2 Property is currently owned by Bleeker Street Partners II, LLC. Bleeker Street Partners II, LLC in turn is wholly owned by Shadow Mountain Partners, Inc. as its sole member. Finally, Shadow Mountain Partners, Inc. is owned by Christopher J. Berry as its sole shareholder. Any actions taken by the "owner" of the Lot 2 Property should be taken by Christopher J. Berry, President of Shadow Mountain Partners, Inc., as Manager of Bleeker Street Partners II, LLC. With this letter I attach the following documents in support of the above matters: 1. Special Warranty Deed dated January 14, 2003 conveying the Lot 2 Property from Bleeker Street Partners I, LLC to Bleeker Street Partners II, LLC; 2. Warranty Bill of Sale from Brandon L. Marion to Shadow Mountain Partners, Inc. conveying all of Brandon Marion's ownership interest in Bleeker Street Partners II, LLC to Shadow Mountain Partners, Inc. 3. Articles of Incorporation of Shadow Mountain Partners, Inc.; 4. Unanimous Written Consent of the Board of Directors of Shadow Mountain Partners, Inc.; and 5. Stock Certificate No. 1 of Shadow Mountain Partners, Inc. in favor of Christopher J. Berry. If you have any questions, please feel free to give me a call. Very truly yours, #R*iA84ER_& SANDERS , P.C., ,/a Proflke&Fi-' Corporation BY f V 163-_ ars CITY OF ASPEN CITY OF ASPEN EXEMPT FROM WREM EXEMPT FROM HRETT DATE REP ly NO. DATE REP~p NO. U 455 C lf>)1,3 \ASS 5- GENERAL WARRANTY DEED BLEEKER STREET PARTNERS I, LLC, whose address is P O Box 8837, Aspen, Colorado 81612, for Ten Dollars ($10 00) and other good and valuable consideration, in hand paid, hereby sells and conveys to BLEEKER STREET PARTNERS II, LLC, whose address is P O Box 8837, Aspen, Colorado 81612, the following real property in the County of Pitkin and State of Colorado, to-witÂ· Lot 2, as depicted on the Bleeker Street Partners Histonc Landmark Lot Split Subdivision Exemption Plat, recorded January 10, 2003, in Plat Book 64 at Page 7, as Reception No 477131, City of Aspen, County of Pitkin, State of Colorado, with a street address of vacant land, with all its appurtenances and WARRANTS the title to the same, SUBJECT TO. taxes not yet due andpayable for 2003, any tax, special assessment, charge orhen imposed for water orsewerservice, or for any other special taxing distnct; reservations and exceptions as set forth in the Deed from the City of Aspen recorded June 16, 1887 m Book 49 at Page 302 under Reception No 19913 and recorded October 28, 1890 in Book 79 at Page 24 underReceptionNo 38446 providing that"no title shall be hereby acquired to anymme of Gold, silver cinnabar or copper or to any vahd mining claim orpossession held under existing laws," Aspen CityCouncil Ordmance No. 43, Senes of2003, "333 West Bleeker Historic Lot Split and Subdivision Exemption," recorded January 10, 2003, as Reception No 477130, and all easements, nghts-of-way, restnctions, limitations and other matters as set forth on the Bleeker Street Partners Histonc Landmark Lot Split Subdivision Exemption Plat, recorded January 10, 2003, in Plat Book 64 at Page 7, as Reception No 477131 SIGNED this ~_~ day of January, 2003 BLEEKER STREET PARTNERS I, LLC Brandon L Marion, Manager STATE OF COLORADO ) ) SS COUNTY OF PITKIN ) The foregoing General Warranty Deed was acknowledged and signed before me this /4 day ofJanuary, 2003, byBrandon L Manon, as Manager ofBLEEKER STREET PARTNERS I, LLC WITNESS my hand and official seal My commission expires 5/i4/004 Notary Public L <.3 <' ANÂ·Â· NS~1 %744 7 D e #* #-/008 2#-tv f k)Â£1,0~ 1+ Alk 20 1 LO m u., Al 9 1 As,ge , Co 1%1 ul) WARRANTY BILL OF SALE AND ASSIGNMENT KNOW ALLMEN BY THESE PRESENTS, that BRANDON L MARION, Seller, for and in consideration of the sum of Ten Dollars ($10 00) lawful money of the United States, to the Seller in hand paid, the receipt of which is hereby acknowledged and at or before the ensealing and delivery of these presents, by SHADOW MOUNTAIN PARTNERS, INC , a Colorado corporation, Purchaser, has bargamed, sold and assigned, and by these presents does grant, convey and assign unto the said Purchaser, the heirs, executors, administrators, successors and assigns thereof, the following personal property All right, title and interest in and to Bleeker Street Partners II, LLC, a Colorado limited liability company, comprised of one hundred percent (100%) of the membership interests in said limited liability company and all rights to own, operate and manage said limited liability company, which interests are free and clear of all liens and encumbrances, obligations, assessments and liabilities, All interests of Bleeker Street Partners II, LLC In and to Lot 2, Bleeker Street Historic Landmark Lot Split Subdivision Exemption, as depicted on the Platthereof recorded January 10,2003 in Plat Book 64 at Page 7, as Reception No 477131, Including all land use approvals and development rights associated therewith and specifically, but without limitation, those rights ansing under Ordinance No 43, Series of 2002 ofthe Aspen City Council related to Eald Lot 2, The Federal Employers Identification No for Bleeker Street Partners II, LLC - EIN 68-0528088, and The Articles of Organ,7ation and Operating Agreement for Bleeker Street Partners II, LLC, TO HAVE AND TO HOLD the same unto the said Purchaser, the heirs, executors, admmistrators, successors and assigns thereof forever And the Seller does covenant and agree to and with the said Purchaser, to WARRANT AND DEFEND the sale ofthe said goods, chattels and interests hereby sold, conveyed and assigned unto the said Purchaser, the heirs, executors, administrators, successors and assigns thereof, against all and everyperson and persons whomsoever Seller BRANDON L thRJON STATE OF COLORADO ) ) SS COUNTY OF PITKIN ) The foregoing Bill of Sale was acknowledged and signed before me this 2,21!ay of January, 2003, by BRANDON L MARION WITNESS my hand and official seal My commission expires 4~0(04 - AL' L -Â«-9 7 OV . .... <2~4 ~Â£ Notary Public 2 #f .11 19.\e..... df Page 1 of 1 ./ Jan.21. 2008 12:8IPÂ¥ Krabacher Senders PC ELED' . ... DÂ¢*imrAWN!85014 . No.2057 P. 2 mil/,12)2mMs:lotteeÂ¢ O,jefeta 20831022495 C ARTICLES OF INCONPO*AmmoN $ 100.00 AmÂ»di Imaima1m DAn~mag, Z:~C. SECRETARY OF STATE The undenigned, being more than eighteen yeaa 0% age Z *tang ag inel*~Â¤Â¤it= in =der to =ganize ana emt*bliah a derperation under and Purmumt 40 the Colarado aU#inerle Corporation Adt, hareby adÂ®te the following articles eg Incurpgratiuu; Ak/Zemil Z The name of the-corpotation 18 Shadow Mountain Partner#, Inc. hatey CLE Z r Thia bitinelpal addiamm of libe corporation 19-P .0. 80% 10276, Agpan# Colorado 81612. ARTIC:2 III The period. of duration 62 the crowporation mhall be rempetual. I ARTICul ZV The Â»11*POSe Cor; Whicit the corporation. is organized le to engage la all buslheam or activity in which.a cowpontion: may engager underthe lava 02 the State of ablarado or uny otheap applicable juriodiotion, purmiant: te, thâ€¢ Calenda 211*in,w:Â® Carperation Ant. w ARTICLE V A.Â· 4Fherized :Shal?ae: * 'rhe agg#09*Le J.uNber af uhareig wl,loh the 00*poratÂ£W4Whifibdia ka#hority to igteve i# 100:, 000 0,haree ce common eteek. :- - The o=potation shall have the *ight hy .apprÂ®rlate action to 1.1*0#a reâ€¢trictions up,06 the tran#Jfer of any i aha:res *2 440 99*16*1 01**, or agÂ¥ interest thereink.~henaver 148*ed, previded that much reatrictic= or noties thereof ohall be Met gorth upon the face or back of the oartificate or eartificaten Â¥Apramenting much eharea. Ch ~mulaUm,1*=ing - The Cumulative sy#tem OE voting for r direator, 00 for any other purpos* shall 41012 be 43.1,=wed. m.,tributtons - Th* 08*porationis board Â¢d directors may ized tima te time distribute te the shareholdera impartial 11quidation, Or out ofetated capital or capital surplus of thee:=poration, a portion of ite aguets, in 4404 cr proearty, atlbject to the limitations centaidned in tibm ataut.*m ** cAgrado, 1 8,9081Â·1,4 0141â€¢â€¢2053 1*35 Fnmr Te,Â©0:lof*Â¢0 5,Â·Ner,tar, 0 14. m http://www.sos.state.co.us/forte/tmpdocs-/C2003022495_0000000000_00002_H.gif 1/30/2003 Page 1 of 1 . I JamÂ·21. 2903 12:01#M Iftbacher Banlors PC NoÂ·2057 F. 4 E. Mlozlim - A 010*um, fer #=paae# 1,2 mhareholder meatings, will aandist 02 a majarity of the *haxes imened Dnd dutotanding and entitled te vete at the. Mhaamehal;40* meating. F. PatinÂ¢, - When a quorum is pradent, and when the statutes of 020:mdo require a vote of twoÂ·Â·thixd. of the aharementitled to vote to cake aetion, che affirmative Vota ef a mal=ity of the #haree issued and aute,t=,ding end antitle# ta v*te on th. aub j.gt matter ahall be the act of the shareholdero. ARTICLE VI Tpltial Board of Diraotorm - Â¥he initial bdeurd of directorm of the Coudpomticm oball oon,tiot *2 two~directÂ»*c. and the name# and addre#mao of the per*an* Mho mhall gerve as diractors until the firet annual meeting of shareholders and until their successors are elected and â€¢hall qualify is 49 followgs' Chrigropher 0. Berry P.O. Be= 10296 AEID*104 Coldeado .81.612 The number Â¢,f dir'actors of the gazipom*Uni: #hall be fixed, und may f be altered from time to time. aÂ» provided in the by-laws. In ease of any inereame in the m=228: of dimutoriwi l.he addll,lonal dle*holors may i bo eleated Joy the director or by the shambelder' at an annual or speoial meat.ina, am provided in this brls,#10. ARTICLE VII The following provigions are inserted for the management of the CowÂ»*Mation'I bumincom and Eaw the conduct of tho a/Ent,8 0% the corpairation, and tha Maura aÂ·ra in :furkheÂ·r.anâ€¢â€¢ Â·of arid Â·nati 1 h l imitation 02 the powars conferred by law: No contract or tranâ€¢action between the Â®*poration and ana or more 95 i-'We dUÂ»eitÂ·Â©z':@, gu ketween the curpozatign und amy =ther comporation, paRM:*le:lfahip, amgociation, cÂ¥ athet: arganization in which one or more of its direct:cor# oroffiÂ¢!8*.Arle direators or efficers or have a El=metal intereat, shall be void or foidable â€¢olely for that *ea#on or aolely becauaa the diveator Or officer ia prese.t *it or participatee in the meeting ok the board ot directors ex aty committaa thereof which authord=en, app=uffas, ON watifime the contract or tran#accion or solely bacauce hi#, her er their votae 44** Counted for muoh putpose ig: la) The material facts ad toÂ·hia or her relationship to or latered# in the contract or trandaction *** disclosed or are known to the board ot directors or any committee thereof, and the board of dizeotors or auoh' coranittee in good faith muthorizes, approvee, or ratified the uentracb or traneaction by the atiiâ€¢mative vote 02 m :majority ef the dimintereate# d{.rectors even though the dinintarmoted holveÂ¢ 01.18-8003 12 55 Proft- miturdo huumn 0 Â¥21* ON http://www.sos.state.co.us/forte/tmpdocs/C2003 022495_0000000000_00004_H.gif _1/30/2003 Page 1 of 1 Jan.21. 2003 12:31Pil traltiel,r Sander: PC - NI.2057 P. 5 'E . directors are less than a quorum, (b) The matinrial facts' as = his or her :relacionship to or interamt in the cont:*ract cle t=aneuction are disclosed 09 awe known to - the mhar*holdar# antitled to veto thereon, and the centract or t.#*gatition 1.8 Â®acifically Autherized, approved, or ratified in gdod faith by vote of the shareholder# F or ~ {c} rle Coill.ract or truusaction wan fair as 50 tne corperation at thri time it was entered. ARMCIS VIZI To the fullest eitent permitted by the Colowade Business CÂ»*per#tien Act, me the same exiwts or m4, heweatter be amended, a dizeator of thin aÂ©*poration ghall not be liable to the 0=pe=atie= cr ita ehateholdere for monetary dant*gaâ€¢ fer breach of fleadiary duty me a di**ator. ARTICM, 2 The corporation will ludemnify, and keep inde,mified, the directarm *Ild affies*,0 of the norperation in aecordance with, and to the fullest extent Dermitted by the Colorado Bueinees Cozparation Mt . :from and against any judgments, penalties, fines, amounts paid in aertlement, and reaponable expenses {inaluding but not limited to e;Epen#eM of invamtigation and preparal.,10,1, aud feum and diâ€¢bu=dementa 02 counmal, aa=ountante, or other *eezte) actually inct***Â¢[d by a director or officer in =mhation with any proceeding in which /uah director or officer:Was ** 10 made d- party 09 wae or is immlved because eudhparglan is ox wa# a director or officer of.the ~00*oratien. AMIC!21 X The name of the vagistared agent of the corporation: and the registared office ef the corporation are ae followe: RegiaterÂ·ed Acent , '291*LeÂ£,a Offle= Curtis B. Sanders 201 Nerth. Mill Street, Suite 201 Aspen, Colored* 81511 ARVIC,B XI , Whe nmae and addve,# of the inaorperator of the aerperat;ion are: Curtle B. *anders, Esq. ' K.-24*her 6 Sm,den, P.C. 201 North Mill Street, suite 201 Aapenr Colorado 81511 3. i "41 â‚¬25'03 1=1 Fmp , Teâ€¢CotoÂ·fid* 51â€¢retary 9 Pm .6 http://www.sos.state.co.us/forte/tmpdocs/C2003022495_0000000000_00006_H.gif 1/30/2003 =,m Page 1 of 1 Jan.21. 2002 12:32PM Krabacher Sinders PC No.2067 P, 8 M *plidable, these articlemate to have adsl*ed affective date 00; *LA (not to exceed 90 d.yul The (a) name =r namma, an# {b> mailing add**sm = addres#sm, of any ane or more of the indlirl dual# who callge thiâ€¢ docrln#/1& to be delivered for filing, and to whom the BeÂ¢eetary of State may deliver notice if filing of thim document is refused are: curtis 13, manden, INg. Khrabi*Â¢dtar 6 4!emde,w, P: a ' 101 North Will Strmat, Nud t.â€¢ 201 Alpen, Colorado 81â€¢11 OPTIONAL; Ulle electronie mail aÂ¢l/Â©r Internek address Zar thia entity im/.re: email: N/*/ The calerada Secretary'02 State may Â£16â€¢tmet the following authorimmd person regarding this document: curtiS a. sand6*0, zaq. Krabacher & Sanders, F.C. 201 North Mill 4/t,met r Sult. 201 Agmen. Colorado 81511 Talephone: (970) 925-6300 Teletax; (970} 926-1181 Email: . 8-1904 0.1-21:-2000 12:03 TMÂ©*Forado E,gralary o P+10â€¢ 030 http://www.sos.state.co.us/forte/tmpdocs/C2003022495_0000000000_00008_H.gif 1/30/2003 EMEHE~ UNANIMOUS WRITTEN CONSENT OF THE BOARD OF DIRECTORS OF SHADOW MOUNTAIN PARTNERS, INC. January 21, 2003 Aspen, Colorado The undersigned, constituting the Board of Directors of Shadow Mountain Partners, Inc.,a Colorado corporation (the "Corporation" ), does hereby waive any notice of meeting, and consents to and adopts the following resolutions to be effective as of the date hereof: 1. Resicrnation of Incorporator. RESOLVED, that the Company hereby accepts the resignation of Curtis B. Sanders as the Corporation' s sole incorporator dated January 21, 2003 and accordingly, the Corporation' s incorporator as indicated in the Corporation's Articles of Incorporation be and is hereby discharged. 2. Adoption of Bylaws. RESOLVED, that the Board of Directors hereby adopts the Bylaws attached hereto as the Bylaws of the Corporation and that the Secretary of the Corporation' s execution of the Certificate of Adoption annexed to the original of said Bylaws be and hereby is approved and ratified, and the Secretary of the Corporation shall see to it that said By-laws, or a copy thereof, similarly certified, is kept at the principal office for the ~ transaction of business of the Corporation. 3. Election of Officers. RESOLVED, that the following person is nominated and elected to the following offices of the Corporation: Christopher J. Berry - President, Treasurer, and Secretary 4. Form of Share Certificate. RESOLVED, that the form of share certificate attached hereto for the shares of common stock of the Corporation is hereby approved and adopted. 5. Principal Office. RESOLVED, pursuant to the authority granted by Article I of the By-laws of the Corporation, the location of the principal office for the transaction of the business of the Corporation is hereby fixed at P.O. Box 10276, Aspen, Colorado 81612. 7. Issuance of Shares of Stock. RESOLVED, that whereas the Corporation has received a cash offer from Christopher J. Berry to subscribe to 25,000 shares of the Corporation' s common stock at a price of $. 01 per share, and the Board of Directors has found that such offer is fair and reasonable and should be accepted. RESOLVED FURTHER, that upon payment by Christopher J. Berry of $. 01 for each share subscribed, the appropriate .officer of' the Corporation is hereby authorized and empowered to issue 25,000 shares of the Corporation' s common stock to Christopher J. Berry, and to take all necessary steps legally to effect such issuance. 8. Incorporation Expenses. RESOLVED, that the appropriate officer bf the Corporation be, and hereby is, authorized and directed to pay on behalf of the Corporation the expenses of the incorporation and organization of the Corporation and to take all necessary and appropriate actions to enable the Corporation to amortize such expenses for federal income tax purposes over the shortest time legally permissible. 9. Bank Accounts. RESOLVED, that all funds shall be deposited in a specially established segregated deposit account in such bank as may be convenient or desirable for the conduct of the business of the Corporation, and upon such terms as may be agreed with such bank or banks. RESOLVED FURTHER, that the following person is authorized to draw checks from such account when such checks are signed with the signature of such person certified to the bank or banks by the Secretary or the President of the Corporation: Christopher J. Berry 10. Certificate of Secretary. RESOLVED, that the Secretary of the Corporation is hereby authorized to certify such standard resolution or resolutions setting forth the above-named person as authofized signatory as may be required by such bank or banks as having been adopted by the Corporation' s Board of Directors at this meeting, and upon certification, such resolutions shall be incorporated herein as if set forth fully herein. RESOLVED FURTHER, that the Secretary of the Corporation is hereby directed to insert a copy of all resolutions certified to any bank or banks pursuant to the above authority into the minutes of this meeting. 111 Fiscal Year. RESOLVED, that the Corporation's fiscal year shall be the calendar year, and that the Board of Directors may, from time to time, change such fiscal year. 12. S Election. RESOLVED, that for purposes of an Internal Revenue Code Subchapter S Election (26 U.S.C. Section 1361), there shall be no more than 75 shareholders in the Corporation. No entities other than individuals, estates or qualified trusts shall be shareholders in the Corporation and no nonresident may be a shareholder in the Corporation. The Secretary of the Corporation is hereby authorized to take such actions and file such forms or other papers as are necessary to make the Subchapter S election. This Unanimous Written Consent may be executed in counterparts, all of which shall be taken together as one instrument. 2 7 Â¢ %'71 BOARD OF DIRECTORS 0 011% 35Â« Â· ._Sh CUL -Li Lupher J. Berry, Chris\2Resolution.01 3 1 Â©GOES K62 , LITHO. IN U.S.A. 1 1 ./ i , 1 - ' *? III. 1 1 1.-1114 - _ 44. 1-2) 1 10 -- 111 1111 .. , MAINEW , . - 01tct#:4 3 4 1./ 7 1 I <->f (04-24.1, 1 *1%44:12~ 40114 1 1/ -FilIENUMBER "irir WL<-71-kiumeÂ·Â£*E -1~ - ,#*p- ,4 -31== SHARES =â€¢F I r "'i.3( j. f - imatilliif4 U ,dt21 #%#I A.. I --5&,:fzb~#AFF- //20 - -'1 .4-21 1*0>442 3 ~-469/#Pile////Imk 24*Ii,Â·.:Â·Â·Â·4 ((952.-21.-5>*; 22>323491Â» f AL - l 2-- 21 0 - . 2 - 1,1 1.% 11 - 19 I~ 21 ILL===~=L==12==1=122---1- 1 1 11 - 11 li li3 1 I E .1 .4 $*I-=*=48 111.1- - 11 h il -2 2, 1 k.f Â· i - - - ...L -1. .1 1~ i ..2.?(:*~.16. mi *01; 1 31? 4 *1*.1 tlki&0*m@,8 Christopher J. Berry iad,4 11 1 111 1<14, . 1 H" I h ~#4:24 *1 12Mfo&/*43 Twenty-Five Thousand (25,000) .9- 1 Lit: ..1 1 I t.65 4 0 -4 5-z..A-/S -P<(b \942Â©41 *50Â·919)*i *am,&#gaA,orAVMekke-44 jiUdmizer.<utiumj61*144â‚¬dery*reofbm 1 11 te/ramt*#lf/84#OnlÂ»#0* bumnilkw#AA#MNA**2*Aimblj**aularded. ll'Al L 11* 1 In 11!itr[E5511[hErgof, â€žbÂ£0Â»z409%*Rem*kno,taÂ£*zmje6:41,~*wt)*~Uk,kt***0220 ( 6 111111 Apjjitv4fn* ~ulfuyijabÂ»fficerm . cuâ€ž4 iâ‚¬tmlxul,e Â»at jiÂ»-; 4.Aaj~~uynU#ujcedj 1 '1 4 21st tÂ«~ ~ g|1 7 7 0~ January 04.9.20 03 1 â€žÂ·â‚¬i 13 4% Â· 2 -,1,>A a *,6 0 " % A L Ar/1-~t *4 P )1 2 1971 , ..1-- 1 - 0 6 'let' ft' -IR 1 Ir trÂ£ 1 >11 62 1/ 1 , Fle,4 11 ( \ 04- ~ ~i k -3 " --*Â¥#402 - 4-< . E-#-- - 1** 1 - 1 1 --ChristoFher J. Berrr7-~-Se,* Â¢11~1- - -~+2"iti---4-jllh Chrisriher J. Brrr~-,tres, 1 3 T 1 I 9#99*. - 2Â·'- -_ 12 1 - 11 -1 _ -- â€ž~ ."-iÂ·'j',~ ,.I' --. 'fi,/17 \ ' 1 1- -- Â»11 Ill - 11 '.Ir = - -- -- , 31 .... 'i,K = -1 "--1 I :f= % 7:,t f-- i t:41I -1 --1- J ; 1- t 1 lili-- 1 11 - -- 1 11 - 1 - 11 - -Â© GOES Â£2 ----p%==ts@:0*htffzhÂ·6~==Â¢F===f%:0=~~,~f~%=df::h~>~~~~- - E - All Rights Reserved EXHIBIT 4 Chris Berry Post Office Box 10176 Aspen, Colorado 81611 970.618.8040 TO: Katie Ertmer Historic Planner Department of Community Development City of Aspen City Hall S. Galena Street Aspen, CO FROM:Chris Berry DATE: February 14, 2003 RE: 331 W. Bleeker Street, Historic Preservation Committee Approvals Dear Ms. Ertmer: I am the Owner of vacant lot at 331 W. Bleeker, a 3000 sf vacant lot split from the historic home at 333 W. Bleeker, known as Legal Description: Lot i of"Bleeker Street Partners Historic Landmark, Lot Split subdivision Exemption, Lots A, B, and C, Block 44, City and Townsite of Aspen, City of Aspen, County of Pitkin, State of Colorado. Attached are all the documents and check for 32.520 required by your office to begin the process to approve the plans and design for my new home on the parcel named above. Proof of Ownership is attached. I hereby designate Mitch Haas as my representative for the Historic Preservation Committee process. Mitch Haas, 201 N. Mill, Aspen, CO, 915-7819, fax: 925-7819. mhaas@sopris.net I also designate David Brown, Stryker/Brown Architects as my representative. David Brown, Stryker/Brown Architects, 119 S. Spring St., Aspen, CO 81611 925.1254 fax:915Â·1258 david@strykerbrown.com yours, Chris Berry \1 EXHIBIT 5 ORDINANCE NO. 43 (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 333 W. BLEEKER STREET, LOTS A, B, AND C, BLOCK 44, CITY AND TOWNSITE OF ASPEN PARCEL ID#: 2735-124-41-001 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 applicant, Brandon L. Marian, owner of 333 W. Bleeker Street, Lots A, B, and C, Block 44, City and Townsite ofAspen, has requested approval to split a 9,000 square foot parcel into one 6,000 square foot parcel and one 3,000 square foot parcel; 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 November 13,2002 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 HPC, 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 d evelopment s tandards o ft he 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 o f 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 333 W. Bleeker Street with the following conditions: 1. The subdivision plat shall be recorded in the office o f 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. The Community Development Director may extend the recordation deadline if the request is within the vesting timeline and if there is a community interest for providing such an extension. The Community Development Director may forward the extension request to the Planning and Zoning Commission. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 ofthe Aspen Municipal Code; b. Contain a plat note stating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to the provisions of the Land Use Code in effect at the time of application; c. C ontain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot 1 shall receive 2,280 square feet and Lot 2 1,800 square feet, which shall be noted on the plat. 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 5 If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason h eld i nvalid o r unconstitutional b y any c ourt o f c ompetent j urisdiction, such portion shall be deemed a separate, distinct, and independent provision and shall not affect the validity of the remaining portions thereof. Section 6 A public hearing on the Ordinance was held on the 16th day of December, 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 25th day ofNovember, 2002. FINALLY, adopted, passed and approved this 16th day of December, 2002. MAYOR: Helen Kalin Klanderud ATTEST: Kathryn S. Koch, City Clerk APPROVED AS TO FORM: John P. Worcester, City Attorney EXHIBIT 6 I. . f ...1 ~ 1 1 1 . r. I ' I'll/-1 I li I/ J il J Al' ~ It * I- 4 d '' 1 1 J 1 f 1 ./. f 1, PLA.1 01 1- 7 ' i I I. i -,y'lÂ·.9.i-9 'bi ~+ BLEEKEit STREET PARTNERS HISTORIC LANDMARK ./~1 6.1 7, * - .- - : ..4.*1.4'4-- .:* -*.~.-4,1 - 1-1 1 LOT SPLIT SUBDIVISION EXEMPTION 1 ~ LOTS A, B AND C, BLOCK 44, CITY &49 TOWNSITE OF-ASPEN r Â·Â· 114 = CITY .OF Â·'ASPEN, COUNTY OF PITKIN, 'STATE OF COLORADO .+3 1 - - 6-' . \2 i IL/L : 1 1 - -- . 1 -f / - -1 . 3.--3 Fli.40& 9 21 1 . subjer . -/1 1 1 1 1 4 - - :11 --1 4/ * A ' '' 4,~ C b - .1 ./2442,3 1 1 Â· 1 1 f -/'- 1 1 41. 1 , 1:1 1 111 , , . . -0.J ; 1:i . 1, m i , 1 i , * h , r , .1 . GRAPHIC SCALE l Ei'' ' ,/ L ...... . 4 , , , 1 il 11% 1 1.1-1 1 . . . . 1 44,1 - e 1-1. 1 1 1 BLEEKE* STREET , ' ' ' ' ~ ' ' l (74 18' R O.W) 19 -' i P-,t f 1,1 .~ YIGNITY MAp ;' - . 1 F ...,1,1 13 111 1 .3 (m mT} Â· , O,0 , 5 2% . , 6 1 *ch -10 It- 11 1 , . #00.94 , ,-:Ly# ..4 "-DA f 1 4-~----L-4 L eLA] -*0*1 ~ . 1,4,4,1 2 , = ==='.=== ==== === === ........ .., i ::Â·:24 .11 , (SENIeS OF 20023. Al< Ha~o,Rlc lk*Al,Kl ca-mÂ», RESS,ArION Â«Uh~R 30 , , , ~ STNEET UGHT :. ri,Â¥-4 â‚¬ 1, f - MERIES OF 2002> n,â‚¬â€žUâ€¢HOS AFFECTâ‚¬b 0, INS PLAT AKE Suefor to K TEÂ»kit AND ~ < ~~~Â·E) , **41*E@*iÂ» Ne~1Â¢4 -1 q,EEâ€¢~ SNE, Pâ€¢.â€¢.â€¢ENS I.udâ€¢â€¢bf' e ,4 ..14 i< A::4' talzytia s.o *PROvALS AND 8Â¥ ALL AFFUCABLE 10â€¢NO 05Â¢ REGULA,045 * THE ~r . ! **Er Pâ‚¬1~ 41/ 8614/Wd, 6- Â·0-0.04 54 42 â€¢â€¢2, 0 462Â£ 4, 01, AMO 1 , 10.9,4, r L #EE t Â¢ WAYER VALNE -- -Ugwh*Viwir<.aer"*in~; ;~1-*4441 :?~AP - I, 1â‚¬i t 1*4112,1 4 5 2 At 1 NE* 02,1 014Â£,Ir MI THESE LOTS NIA CONFORM TO lHE DIME,05101(AL REâ‚¬lj,REMENTS (r . . -~ , - - 11â‚¬ R 6 Zalâ‚¬ BilliC* HIC.Â£5& WAVIANCEÂ£ te MESE REel,REâ€¢,EN#S ARE GRANTED BY 17Â£ .1. Fe.CE 3\ A~DNI~T*)NE~-leleom~kl .Pm<Â»tcoult~~,7~0~#,0 ~.Â£~4%-c~ 1%*1 1,41 61 * , 3 SLF:Â£/M&&~1~tu~'Irm&&2~946265=;i#J%#*m~91"~ , :flit. r C ~ :* . A . -al* , S 7509'11" E ASPEN UND USE Ct]Gâ‚¬ 111 ,EAECT AT 1141 1~112 OF APPUâ‚¬kÂ»; AN 61Kli/18 WÂ»*ACE<NT . P . I ALLOCATDIS. â€¢6 WAY et REQUeED BY DE PRovlsioNs Of THE *SPE,4 LAND USE CaDE IN 60(0 , EFFI N AT T.r ./E OF APPLf/Allf]N , 1 1 111 1 : , 1 1 + A jo.001 ' Fl , '4 LOT 1,5 ENT,Mo TO 1 288 24 *T of Fie,R AREA INA, CculitÂ£ 0 FlodR AREA - ' )9 1 % i - .1 4 . 4 . 1 ... swE 0 lotr,00 1 , L - -Z- -11 , i PURSUANT ht PR*=ONS OF *E ASPEN LAND #SE Cool IN EFFEdr AT NIE ~E ~ , , : 451. , ---4 tat,NrY OF P.T.1 ) 4=01 8=it==249,11*1,4:7:DiA" TME lili 2- .1 lili ' L I Geâ€¢ LAMO USE CODE IN EFFECT i T Iâ‚¬ 1* or APPLICAGON F, *- k, WEEKe mEET PAR11â‚¬3 11, LLC - I g 5 10' 2 15 INnTLED TO 4800 40 n OF FloÂ¢W AREA â„¢At COUNTS AS NOR AREA, 1 H i I g f 4- , 90. Â£ ri ,1 ' . - PVRWANT TO nt PROVISIONS OF- nâ‚¬ ASPEN LAND USE CODE IN eFFECI Al â„¢E TIVE ' ~~,~~3~A~~2~~~~D~~E Â·e ~P .Fu.110,1 1 72'e, I /21 :161-1 / ' 1 1 \ill 1. OPEN DITCH / 6 0/IE OF SU**Y, OCTOBER 8, 3"2. 1 ' 9949\ , 44 ..E- Lt 1 ' 1.2.-r- 1: M . 7 BASS OF *AFING FOR THIS al.REY IS A BEARIMS â‚¬Â» 5 75'09'11- E BE 1~â‚¬EN Â¥~â‚¬ mT#,Pum.C Â¥L ,Â· :n~ti- - ~ E . 11(*114â€¢ILST CORNER (* 101 4. A REAAR IND CAP ITY OF ASPEN AND DIE NORMAST '4 1 1 . 0 449 84; , 1 COEMFR [*' Â£91 4 CllY â€¢110 TOâ€¢Ng,E oF â€¢Spet, A RE@AR AND CAP LS 1041& . ~ ~| ~ , L 142 1 . 1 . 1 4 1 1 , /. , 12.5 tiw *46.10 ..; i t.. :7 2 . 9 4 - " VIL' /,+, 8 THS SURRY M BASED 0,4 ke<Int) DOCUMITS AMO CnmERS feiJND IN PLACE 8 L , Al-0110 -14 IWE nile CO-al,BT PREPZe Y ATTORNEY'S T,YLE GUARANPY FUND, IC * 111 ' - . 1 - t 2 /<*17 1.11 - DAID JAY 23 2082. Cell/n/MT NO 3137 ..O,116. 1.. [Lor A> 6 0' - 8 1 ' ~ Â· -g yi E â‚¬ . 1 ===72=11: 2'p:=*-* .snconoNS. co-TS AMD 0-0,.0 , CY- 8.0 q 4 , 00' 01 i 4 00"- U. \\34 1~~ ~ ,~ -; ~1 ~% -~0.. 138 -~ > 8 - 1 . 4 c , 01 18 1, 01 ,- STON[ PATH â€¢ I , U, , cak*i,-4~0Â¥* 'Clet )43-,3350/,BNUM.1 '9 7/A' . , 14 1'' , --7 - I - . EMpattit~AMAFE#**#17#4&1 4Â£ . ' ,~~ 1 TWO STORY 1 0/ ,-Â£ Inj AS I jUIDI~ON MIP 1* i r: WOOD FRâ€¢NE HOUSE , - iÂ· 1, ....i' ...# '-'/ . , .-- ' LOU ' ' , -'--27 , ./-----*I-- '9 9 -*-I--2-- . : 1~/ :v T-**p~ A /Â· $4 3 41.- ' ' , .1 22 ' O.058 1.,res t $ 51 f. 44 ., 2 3,000 84 ft r , . . Â£ a . 0* I 4 /.2 e , . Et lili . . T 1 11, -2 kr~ *, E,Â£04 *ER 1 Â· - - Ill/ W , â€žts .1,1 GE Witi*D-R $*EN /â€¢RVIERS â€¢11%14* U,40,4*K Lor Spt iÂ·r Sl.merAS, * 03+ 2 41 ' = Blk UNDIRIGNE@. A DULY 41,110Â£140 IDIB,Ele,LACIE'OF A Â¢~01UlÂ¢ 1111Â£ mISURER } . ''.. 1 - 1.95 0 137 *aÂ©Fes Â· ' , . - 1, 11 1%.9, / iv RILE-gan:,GAIL , ; ~ <~- *GISVEâ€¢D TO De Â®US#ESG = Mâ€¢014 COINY, COLORIC>0 00,1 1Â®426Â¥ CEAffÂ¥ -TMAT nE T ~ ... i f 0, -:\121 1.1 Z & 0 1 .1 ' Nell . AlmAW*E . *ar,~~~~X~~~5 69~. .*I4,.N g# M)LE t . Esc- O--cuc NEmIER A-e 1,0, ILL BE CH-m tl|Â»t ARÂ¥ 2~2011- ' ' ' ~ scm~Almemela~~laammea Â· '' 1,- 4- 2:. '+87 1 . , ~ It 1-1 . - .. 1 1 K . 19 I .1.,4 4.9 M UABUTÂ¥ aMAÂ¥800â‚¬R BASED 01, aÂ¥ SrAIE*11* C,7â€¢Â»110 WEFE,N ' L GA~ 4~ z W Â· - M i 2 f--1,1 -Yt,0 ' ' ~ . -~ p.* -AÂ«*ay-42__ =3 2 3 1 , 1,11.- 111 -1.1 ..91:1:.5 iÂ¢3 MY- ''41 - ' , 04*40-V, , '.9 'l Â· 7~ 4.- 2.4 *r' STREET SATE 204 GLE'WOOD SPRIN95 COLOR/00 8050t , B. ME 3/i -4 2-y x Â· v .il. . ,~~f .1 1 : --t- : /1 'A f f;fti~4 4 90- Â·Â·~' 1 , ~~I-n_; 15Â¢ -*. 11 1, 7 . ,' SÂ¥*7â‚¬ OF CCLORADD 1 ; ' 32. .'14-Jil /E 91,/.4 )$; ' 1\\ . 1 .. GARAGE Tj j~ ' CaRREor 1%'9~â‚¬D , . 1 â€¢08 A -0151,2 1 la-Igia<*Al'LAIÂ«3 Slewi,gr UdENiGd (1+( M LAUS COUNN 9 ptÂ¥*1,4 1 , â€¢ I MF *â€¢s,Â»1* 1, - , 1,1Â£ FOREdÂ»la NU Cily,<ATE WAS AC*NOILEDGED BETME 1â€¢Â£71Â«S ~.~- DAY (]FA.-Â¥, . - 1.19 ..f 11*â‚¬,[ 1 .la~,~- 1. '16.4 C 8g= : A . NREEr KnieRS 'U- m- - 1 ;-14. Â· - iS" 1 1 , JO,00' . ' L ~ 0 .#..'ll"lgii$r,Â·, N 75'09'11- w , ' '-, .'0 - 6.*1~il"'1*xyÂ¥81,10 MI,DOFF:c~* stb na~ 4.-1:;8~N :,94* r 16Â¥*1 : ' , , 1 .0 . .1 '. 1 61 - k , Al.ter BLOCK 44 s i , 1 ' -Ed-/Ya-- .-1 -'14â€¢6Â» ww. : 1 %.%3 1, 1 9. , Ual 1//16#'142 /f. 7, 04- w< â€¢ - 4 ~~LA*~~ ~1 7..th . ~~~~<~~~~~~~- t, .,J ., ,}i 11 1 ' , 1 - tH'%>PLAT d~ 6..1.- 51*Er /401â€¢kRS 14100,6 6,iIA,~ t.8, sPUT $Â®/UN i , *r Â¢4Â· }JECT A m, ~ 5315312/XENH/Fa#Mt#Y"*4~Â£5 4 â‚¬ + I 1 11 1, 11%41 , .. C % 2. - - --im k:r d' i I'lile.Jammmil.Ii 477131 L. - F.... 0.â€ž 1,0 3 .ME ..6,-to ~1*-,Imâ€ž91â‚¬2Â»â€žId - u= , r , 1.,1 6/ 1 1 M ,i/10/20# la '4; . 1 - 1 .5 2 : E . ELF I i.~' 1% 4 .EN~R:10*~; - w INID . 7 I :fill.'!l'L- d' 1 J. T. r [_ 5- r "1- 1' 1 -1-2 1'' ' 1 -1.6 '11 8 1~1111+~-r--1--1-]11~.till' 1 9i:'ll , . ~_ ~_ iff,-1-~liti~ it1 '"~122ff-id . EXHIBIT 7 ' OAHP1403 Official eligibility determination Rev. 9/98 (OAHP use only) Date Initials COLORADO CULTURAL RESOURCE SURVEY Determined Eligible- NR Determined Not Eligible- NR Determined Eligible- SR Architectural Inventory Form Determined Not Eligible- SR (page 1 of 4) Need Data Contributes to eligible NR District Noncontributing to eligible NR District 1. IDENTIFICATION 1. Resource number: 5PT.251 2. Temporary resource number: 333.WBL (333.WB) 3. County: Pitkin 4. City: Aspen 5. Historic building name: D.E. Frantz House 6. Current building name: 7. Building address: 333 West Bleeker, Aspen, Colorado 81611 8. Owner name and address: Riva Partners L. P. 1717 Main Street, Suite 5200 Dallas TX 75201 II. Geographic Information 9. P.M. 6 Township 10 South Range 85 West SE G of SE G of NW G of SE G of Section 12 10. UTM reference Zone 1 3 ; 3 4 2 4 0 OmE 4 3 3 9 5 5 OmN 1 l. USGS quad name: Aspen Quadrangle Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Lot(s): A, B, C Block: 44 Addition: Year of Addition: 13. Boundary Description and Justification: Site is comprised of Lots A, B, C, Block 44 of the City and Townsite of Aspen. Assessors office Record Number 2735 124 41001 This description was chosen as the most specific and customarv description of the site. III. Architectural Description 14. Building plan (footprint, shape): Rectangular 15. Dimensions in feet: Length x Width 16. Number of stories: Two stories 17. Primary external wall material(s) (enter no more than two): Wood horizontal Siding 18. Roof configuration: (enter no more than one): Cross Gable 19. Primary external roof material (enter no more than one): 20. Special features (enter all that apply): Porch, Chimney, Oriel Window, Decorative Shingles Resource Number: 5PT.251 Temporary Resource Number: 333.WBL , Architectural Inventory Form (page 2 of 5) 4 Resource Number: 5PT.251 Temporary Resource Number: 333.WBL . Architectural Inventory Form (page 3 of 5) 21. General architectural description: This is a two story wood frame structure, generally rectangular in plan, and sits on a large corner lot. It has elaborate Queen Anne detailing and is in excellent condition. The foundation is stone. The wall surface is horizontal siding with a number of horizontal bands running around the perimeter. A water table with a "sill" is the basis for the sidinq composition. Corner boards sit on top of the sill and are proud of the siding field, sidinq has horizontal bandinq at window heads and sills. The gable end faces the street and the facade is svmmetricallv arranged under the peak. The qable extends down on the west side to cover the Dorch and recessed entrv. A large double hung window, with flat trim and a stepped head detail, is the primarv window on the first level, and an oriel window proiects out above it on the second level. The oriel window has two double hung windows facing the street, sits on a corbelled base, and has hiqhlv detailed pierced brackets, and siding details above. A sunburst, dentils, and intricatelv detailed vertical siding boards surround the window, a proiecting qable form sits above with an openwork infill pattern at the peak. The rake boards are kerfed and rounded and have rondells set into the surface. The porch has turned posts with decorative brackets and a spindle frieze. Scalloped shinales fill the triangle of wall above the porch. The entrv door is set back from the facade, with a transom above. A cross qable sits about halfwav back along the site with a pair of double hunqs on the second level, centered, two double hunqs sit on the wall surface below. Further alonq the eave is a small dormer with a double hung window. At the rear a group of three short double hungs completes the facade. Some small alterations have been made to the back of the structure, a small shed addition and window alterations. Most of the materials and windows are original. 22. Architectural style/building type: Late Victorian, Queen Anne 23. Landscaping or special setting features: The simple front and west side yard landscape treatment is consistent with the less ornate and decorative yards of the Victorian era. A perennial border provides foundation plantings along the front and west side vard. The west vard is further defined bv the open ditch and a street a tree planting of three cottonwoods. Two mature spruce trees define the entrv to the residence. The simple, straight alignment of the entry walk is consistent with the architectural era. The east vard though more modern in character contains several historic shrub and tree plantings. 24. Associated buildings, features, or objects: A front qable carriage house sits at the rear of the site with a 2-panel hinged garage door on the street, and two double hunqs on either side of the structure. IV. Architectural History 25. Date of Construction: Estimate Actual 1909 Source of information: Pitkin County Assessor 26. Architect: Unknown Source of information: 27. Builder/Contractor: D. E. Frantz (possible) Resource Number: 5PT.251 Temporary Resource Number: 333.WBL Architectural Inventory Form (page 4 of 5) Source of information: National Register Nomination Form, 1986 28. Original owner: D.E. Frantz (actually by date Aqqie Copeland on deed) Source of information: Pitkin County Assessor 29. Construction history (include description and dates of major additions, alterations, or demolitions): _8 single story hipped roof addition has been added to the rear, the second level window was enlarged and replaced with an unsvmpathetic unit. Some window alterations have been made to the east side. Dates unknown. An addition alonq the rear of the site, connecting to the existing structure on the altered end, and connecting the outbuildinq was approved for construction in early 2000. 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Domestic 32. Intermediate use(s): 33. Current use(s): Domestic 34. Site type(s): Residential Neighborhood 35. Historical background: This structure is one of the most detailed and unusual residential structures in Aspen. It was constructed bv D. E. Frantz. who owned a local saw mill. The level of intricate detail an stvlistic elements all indicate the house's position in the complex social structure of the time. 36. Sources of information: Pitkin County Courthouse records; Sanborn and Sons Insurance Maps; 1990 and 1980 City of Aspen Survey of Historic Sites and Structures VI. Significance 37. Local landmark designation: Yes X No - Date of designation: Designating authority: Aspen City Council 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the broad pattern of our history; B. Associated with the lives of persons significant in our past; X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture Resource Number: 5PT.251 Temporary Resource Number: 333.WBL Architectural Inventory Form (page 5 of 5) 40. Period of significance: Late 1800's Silver Mining Era 41. Level of significance: National X State X Local X 42. Statement of significance: This structure represents the lifestyle of an upper class family in Aspen, during the mining era. In particular, it represents the level of craftsmanship and artistic expression that emerged during the height of the mining period. Its architectural elements are unique for their vernacular interpretation of the Queen Anne Style and unique in the context of other similar structures in the area. 43. Assessment of historic physical integrity related to significance: This structure is almost completely intact. It has been very well maintained with a minimum of incompatible intrusions. VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: This structure is currently on the National Register Eligible X Not Eligible Need Data 45. Is there National Register district potential? Yes No X Discuss: If there is National Register district potential, is this building: Contributing Noncontributing 46. If the building is in existing National Register district, is it: Contributing --- Noncontributing VIII. Recording Information 47. Photograph numbers: R-1, F 14,15 Negatives filed at: Aspen/Pitkin Community Development Dept. 48. Report title: City of Aspen Update of Survey of Historic Sites and Structures, 2000 49. Date(s): 6/29/2000 50. Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects 52. Address: 412 North Mill Street, PO Box 1303, Aspen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 EXHIBIT 8 212 N SECOND ST LLC i ' ASPEN HOMEOWNERS ASSOCIATION ALH HOLDING COMPANY GUNNISON C/O RICHARD CORBETT , A COLO NON PROFIT CORPORATION 435 W MAIN ST 2 N WEST SHORE BLVp STE 110 311 W MAIN ST ASPEN, CO 81611 , FL 33607-5749 ASPEN, CO 81611 BARKER JACK 1/2 INT BECK GLENN A BLEEKER STREET PARTNERS I PO BOX 7943 PO BOX 1102 201 N MILL ST STE 102 ASPEN, CO 81612 VICTORVILLE, CA 92393 ASPEN, CO 81611 BLEVINS J RONALD & PHYLLIS M BLONIARZ JOHN W & DONNA L BROWDE DAVID A 20320 FAIRWAY OAKS DR #353 1839 N ORLEANS ST 176 BROADWAY BOCA RATON, FL 33434 CHICAGO, IL 60614 NEW YORK, NY 10038 CHAMBERS PETE/SEND TAX BILLS TO CARINTHIA CORP CITY OF ASPEN DOUGLAS PRICE 45 E LUPINE DR 130 S GALENA ST 8611 MELWOOD ASPEN, CO 81611 ASPEN, CO 81611 BETHESDA, MD 20817 COMCOWICH WILLIAM L CLICK JANE COLORADO MTN NEWS MEDIA CHARLES CATHCART PROP MGT 333 W MAIN ST 500 DOUBLE EAGLE CT PO BOX 1374 ASPEN, CO 81611 WASHOE, NV 89511 ASPEN, CO 81612 ER CANDIDA E CRETE ASSOCIATES LP DE WOLF NICHOLAS P O BOX 307 3418 SANSON ST 233 W BLEEKER ST TOPANGA, CA 90290 PHILADELPHIA, PA 19104 ASPEN, CO 81611 DEREVENSKY PAULA DEROSE V F DIIANNI DONNA M 1128 GRAND AVE 1209 N 14TH AVE 323 W HALLAM ST GLENWOOD SPRINGS, CO 81601 MELROSE PARK, IL 60160 ASPEN, CO 81611 DOBBS JOHN C & SARA F FIRESTEIN CHESTER & BEVERLY FISCHER SISTIE PO BOX 241750 9777 WILSHIRE BLVD STE 501 442 W BLEEKER MEMPHIS, TN 38124 BEVERLY HILLS, CA 90212 ASPEN, CO 81611 GOLD RANDAL S JACOBY FAMILY LTD PARTNERSHIP HUGGIN H SCOTT EPSTEIN GILBERT AND MOLLIE CASPER J JACOBY 111 GEN PARTNER 449 NW STATE ST PO BOX 9813 PO BOX 248 BEND, OR 97701-2550 ASPEN, CO 81612 ALTON, IL 62002 MCANIFF RICHARD J J S MARY TRUST 1<ARP MICHAEL CO CORNERSTONE ADVISORS 403 W HALLAM 3418 SANSOM ST 777 108TH AVE NE SUITE 2000 ASPEN, CO 81611 PHILADELPHIA, PA 19102 BELLEVUE, WA 98004-5118 MCDONALD FAMILY TRUST NATHAN REVOCABLE TRUST PATRICK JAMES K 320 W MAIN ST 718 N LINDEN DR 417 W HALLAM ST ASPEN, CO 81611 BEVERLY HILLS, CA 90210 ASPEN, CO 81611 POTVIN SALLY ALLEN PRICE DOUGLAS RICHTER SAM 320 W BLEEKER ST 8611 MELWOOD RD 7874 AFTON VILLA CT ASPEN, CO 81611 BETHESDA, MD 20817 BOCA RATON, FL 33433 RICKEL DAVID RISCOR INC - RISPOLI PETER 8324 BROODSIDE RD 2727 N HARWOOD ST #980 323 W HALLAM ST ELKINS PARK, PA 19027 DALLAS, TX 75201 ASPEN, CO 81611 ROSENTHAL DIANNE SEALS JOHN R & CAROLYN SEVEN SEAS INVESTMENT LLC PO BOX 10043 4410 MEDICAL DR #400 1017 ELMWOOD AVE ASPEN, CO 81612-7311 SAN ANTONIO, TX 78229 WILMETTE, IL 60091 SHEEHAN WILLIAM J AND SILVERSTEIN PHILIP SIMON LOUIS & EILEEN SHEEHAN NANCY E SILVERSTEIN ROSALYN 1576 CLOVERLY LN 10 GOLF VIEW LN 25 KNOLLS CRESCENT RYDAL, PA 19046 FRANKFORT, IL 60423 BRONX, NY 10463 SLOVITER DAVID SNYDER GARY STILWELL REED & CLAIRE SLOVITER ROSALIE 8324 BROODSIDE RD 191 UNIVERSITY BLVD #714 1358 ROBINHOOD RD ELKINS PARK, PA 19027 DENVER, CO 80206 MEADOWBROOK, PA 19046 TAD PROPERTIES LTD LLC STRANDBERG JOHN J & JANE T TAD PROPERTIES LTD LIABILITY CO TOWNE CENTRE PROPERTIES LLC 1200 MAIN ST #LBBY PO BOX 9978 323 W MAIN ST #301 KANSAS CITY, MO 64105-2100 ASPEN, CO 81612 ASPEN, CO 81611 TEMPKINS HARRY THALBERG KATHARINE TWIN COASTS LTD TEMPKINS VIVIAN 221 E MAIN ST 110 W C ST STE 1901 420 LINCOLN RD STE 258 ASPEN, CO 81611 SAN DIEGO, CA 92101 MIAMI BEACH, FL 33139 WHYTE RUTH WOLOFSKY MOIRA PO BOX 202 129 CLARENDON AVE ASPEN, CO 81612 PALM BEACH, FL 33480 EXHIBIT 9 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and (*4% 0~7 Begg.7, (hereinafter APPLICANT) AGREE AS FOLLOWS: APPLICANT has submitted to CITY an application for 2>5511.w. eceewÂ·Eiz- 1 -PI,116, BAAEW -60462,1UALÂ¢ plNAL< (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $025'20 which is for lâ‚¬.49 hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review at a rate of $205.00 per planner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT By: By: C L42-le EBEFFT (l:A. 1-9 Julie Ann Woods Community Development Director Date: 2 -14-, O-6 Mailing Address: 6 142(9 BER@>f 70 @b* 1027(0 g:\support\forms\agrpayas.doc AfFEEN Co ele 12 1/10/01 MEMORANDUM TO: Aspen Ilistoric Preservation Commission THRU: Julie Ann Woods, Community Development Director 1/ FROM: Katie Ertmer, Assistant Historic Preservation Planner RE: 819 E. Hopkins- Major Development (Conceptual), On-Site Relocation, Variances, and FAR Bonus- Public Hearing 300 c<j tficfiC!,tcK DATE: March 26,2003 SUMMARY: This property is listed on the "Aspen Inver~y of Historic Landmark Sites and Structures" and contains a Victorian home. The propos#bdfofe HPC involvefmajor conceptual review, on-site relocation. partial demolition, and a 500 square foot FAR bdnus. The applicant will be submitting a PUD application for review by P&Z and City Cou~cil to establish the dimensional and open space requirements of the project. --- The proposed project involves relocating the historic structure to the east side of the lot, putting a basement under it, and constructing a four unit, multi-family building to the west and south. The applicant is proposing to restore the historic structure; there will not be any additions made to it. The applicant has been instructed by the Parks Department to retain the historic cottonwood tree located in the middle of the site. The proposal also includes a request to demolish the shed at the rear of the property. HPC will need to determine if this shed is a historic secondary structure. The historic inventory form indicates that the shed was used for "livestock," and a small outbuilding does show up on the 1904 Sanborne map, though in a slightly different location. There is a site visit scheduled at Noon on Wednesday, March 26th so that the members of the HPC can examine the site and the structure. m APPLICANT: Tom and Darlyn Fellman, / 1.â€¢ â€¢ J./ . **Â·2#1 14& -* 3.. 8,--~*Â·Â·: MWI represented by Rally Dupps, Consortium ~ :Im :~:, Architects. - ?.1 , I + 9 â€¢ PARCEL ID: 2737-182-08-032. - .Di ehâ€¢ Â·am// ADDRESS: 819 E. Hopkins Stâ€ž Lots D-F. Block 1 31, City and Townsite of Aspen, Colorado. 4 1 . I F. ..4 4 u'*:2"lg~S-..6 --Â·' ZONING: R/MF (Residential Multi-Family) ~1 - 1-f-.22::12=~~ 3510:1*126-2.f*--~~~~~~'-'â€žw~..."-.'~g~'*.,~,~ ,- CURRENT LAND USE: 9,000 sq. ft. lot, single family residence ] MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Of Aspen Historic Preservation Design Guidelines. Tlie 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 sliall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: A list of the design guidelines relevant to Conceptual Review is attached as "Exhibit B." This memo will discuss only those which staff finds are not met by the proposal. The proposal is to demolish a small, non-historic addition at the rear of the historic house, move the house onto a new basement, restore the historic structure and construct a four unit multi- family building on the site. The applicant is proposing to demolish the existing shed at the rear of the property. Because the applicant is requesting an FAR bonus, there were two work sessions held with the applicant and the HPC to discuss the proposal. The proposal has addressed the Parks Department's concerns for the historic cottonwood tree by designing the new structure around this tree. Staff has a concern with the restoration plan for the historic house. More information is needed about what elements are original to the building. It is not clear whether any original clapboards or trim exist under the newer siding. It also appears that original porch elements have been removed. Much of the finalization of window and door locations and other detailing may have to be determined through demolition and discovery by removing the non-historic siding and the interior plaster to expose framing evidence. The Architectural Inventory Form (Exhibit D) indicates that there is evidence the original structure was a two-room log cabin, which was then altered. In most cases, HPC has allowed the discovery phase to wait until construction has begun. Elements of the restoration plan can also be discussed at the Final hearing before HPC. 2 This site is zoned multi-family, which allows for a maximum 9,000 square feet of FAR, however, the proposed project must meet the Historic Preservation Design Guidelines as far as compatibility with the historic structure on the site, as well as the Residential Design Standards, which apply to all new residences. Because the proposed new building is freestanding and is not an addition to a historic structure, on a Landmarked property, Chapter 11 provides the relevant guidelines. Guidelines 11.3, 11.4, and 11.9 discuss massing and scale: 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane of the front should not appear taller than the historic structure. The front should include a one-story element, such as a porch. 11.9 Use building components that are similar in size and shape to those of the historic property. o These i:nclude windows, doors and porches. Staff Response: Guideline 11.3 discusses how larger masses should be subdivided into smaller modules. Staff finds that the massing of the building is quite large in comparison with the historic structure. While there are architectural features, such as the roof lines, that provide some differentiation between sections, the building appears as one large mass which surrounds and overwhelms the historic structure. There are advantages to the proposed site plan in the manner in which the new building is pushed away from the historic resource, however staff finds that breaking up the mass into more than one module would be more sympathetic to the small cottage nature of the historic resource. Guideline 11.4 and 11.9 discuss the scale of front elevations and building components. Staff finds the front elevation of the new building to be out of scale with the one story historic structure. The front facade is a two story element that is much taller than the historic structure. There is a small one story element on the proposed front faGacle but it is overwhelmed by the two story element to which it is connected. The proposal does not meet the Residential Design Standards, which requires new structures step down in height and "inflect" towards neighboring buildings (there will be further discussion later in the memo.) Guideline 11.2 discusses front elevations and entryways: 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. 3 00 o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. Staff finds that while the proposed new four-unit building is part of a five unit whole, including the historic structure, it stands as a separate building on the site. The new building cannot be accessed from the historic structure, therefore it is important to have a clearly defined entry for the new structure visible from the street. The proposed entryway for the front-most unit is not clearly defined and staff finds the primary entrance to the building to be out of context with the historic structure. Historic porches on Aspen's 19th Century homes are one story elements that orient the entry of a building to the street. They are "additive" forms on the front of a building, not a "void" space. The porch on the proposed new building is a master bedroom that is set on columns. It is a two story element that is not sympathetic to the historic building. The issue of the front entry will be addressed further in the memo in the section regarding "Compliance With Other Areas of the Land Use Code." FAR BONUS 44*- 93 i The applicant is requesting a 500 square foot floor area bonus for the front lot. The following standards apply to an FAR bonus, per Section 26.415.110.E: 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 renective 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. 4 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Response: The proposed project separates the historic structure from the new building on the site. There have been several changes to the house, and the applicant is proposing to restore the historic house. Staff finds the proposal to meet standards c,d,e,f and h. Staff finds the proposal does not meet standard a in regard to massing, the two story front facade of the new structure relating to the historic building, and the scale and location of the porch. Staff has a concern with standard b regarding the historic building being the key element of the property. While the historic building does not have any direct addition, staff finds it to be overwhelmed by the proposed new building. Staff also has a concern with standard g regarding secondary structure. There is some discrepancy on whether or not the outbuilding at the rear of the property is historic. Staff believes this outbuilding to be historic. The Architectural Inventory Form (Exhibit D) describes the shed as "A 150 square foot shed roof livestock shed." There is indication on the 1904 Sanborne Map of an outbuilding at the rear of the property, which is not the same size or in the same location as the existing structure; this needs to be examined further at the site visit. A copy of the Sanborne map is included as Exhibit F. If the outbuilding is found to be historic it will need to be retained on the site and addressed in the proposal. 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 a particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides ali alternative to demolition or because it only has a limited impact on the attributes that make it significant. 16.415.090.C Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; gr 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; E 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 5 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. Staff Response: Staff has concern that moving the historic structure to the east does not meet standard 4 in regard to diminishing "the historic, architectural or aesthetic relationships of adjacent designated properties." This property is next to another historically designated property and the proposed project will place a two story, new building between the two historic buildings. Staff finds it would be more appropriate to relocate the historic structure to the west if there was a more clearly defined contextual relationship between the new building, the historic structure on site, and the historic structure next door. DEMOLITION 26.415.080(A)(4)The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that application meets any one of the following criteria: a. The property has been determined by the city to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, 91: b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure,or c. The structure cannot practically be moved to another appropriate location in Aspen, 91: d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering, or cultural significance, and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located, and b. The loss of the building, structure or object would not adversely affect the integri@ of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and 6 c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: Staff finds the partial demolition of the addition at the rear of the existing house is appropriate if it is not historic. HPC should examine this addition at the site visit. Staff finds the request to demolish the shed may be of concern. This has been discussed earlier in the memo. If the shed is a historic secondary structure, it will need to be addressed in the proposal. Staff finds the standards are not yet met. COMPLIANCE WITH OTHER AREAS OF THE LAND USE CODE: The applicant will need a variance from the open space provision of the Land Use Code. HPC does not have the jurisdiction to grant this variance, so the applicant must submit a PUD application to be reviewed by the P&Z and City Council. The applicant is not asking the HPC for dimensional variances. While HPC normally grants the dimensional variances, the applicant is requesting that these be coincided with their PUD application. HPC is required to make a recommendation to the P&Z regarding these variances. Staff finds the proposal does not meet the following Residential Design Standards: (A copy of the relevant residential design standards is included in-this memo as Exhibit E.) h 26.410.040(D)(1) Building Elements Street oriented entrance and principal window. All single-family homes, town houses, and duplexes shall have a street-oriented entrance and a street facing principal window. In the case of townhouses and accessory units facing courtyards or gardens, entries and principal windows should face those features. On corner lots, entries and principal windows should face whichever street has a greater block length. Multiple unit residential buildings shall have at least one street oriented entrance for every four (4) units, and front units must have a street facing principal window. (a) The entry door shall face the street and be no more than ten feet (10') backfrom thefrontmost wall of the building. As mentioned previously in the memo, Guideline 11.2 of the Design Guidelines also speaks to the orientation of the primary entrance. Staff Response: Staff finds this standard is not met. Because it is a separate building and is not an addition to the historic structure Staff finds the new, four-unit building must have a separate, street-oriented entrance. The proposed building does not have a door within ten feet of the frontmost wall that is oriented toward the street. 26.410.040(E)(2)(a) Inflection ff a one (1) story building exists directly adjacent to the subject site, then the new construction must step down to one story in height along their common lot line. Ifthere are one story buildings on both sides of the subject site, the applicant may choose the side towards which to inflect. A one story building shall be defined asfollows: A one story building shall mean a structure, or portion of a structure, where there is only one floor offully usable living space, at least 12 feet wide across the street frontage. This standard shall be met 7 by providing a one story element which is also at least twelve (12) feet wide across the street frontage and one story tall as far back along the common lot line as the adjacent building is one story. Staff Response: The front portion of the historic house on the adjoining parcel to the west is one story. The street facing fagade of the new building is two stories and does not meet the inflection standard. Staff finds this standard is not met. Because Staff finds the proposal does not meet the Residential Design Standards mentioned above, HPC will need to consider granting variances if appropriate. A public hearing to consider these variances will be required and has been noticed for the HPC meeting on April 9th. RECOMMENDATION: The proposed project has been successful in addressing the Parks Department's requirement of retaining the large cottonwood tree on site. However, Staff finds the proposal needs some significant restudy to be ali excellent Historic Preservation project eligible for the FAR Bonus. Staff recommends this application be continued until concerns regarding the massing, the front entry, the relationship of the street facing fa,?ade and porch area of the new structure to the historic building, and the inflection standard can be addressed, as well as concerns regarding the shed at the rear of the property. RECOMMENDED MOTION: "I move to continue the public hearing for 819 E. Hopkins to (a date certain)." Exhibits: A. Relevant Design Guidelines B. Application C. Architectural Inventory Form D. Applicable Residential Design Standards E. Sanborne Map 8 Exhibit A Relevant Design Guidelines for Conceptual Development Review, 819 E. Hopkins Private Yard 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. o Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. o If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. Treatment of Windows 3.1 Preserve the functional and decorative features of a historic window. Features important to the character of a window include its frame, sash, muntins/mullions, silk heads, jambs, moldings, operation and groupings of windows. Repair frames and sashes rather than replacing them, whenever conditions permit. Preserve the original glass, when feasible. 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. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. Replacement Windows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. o Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. o Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. 9 O 300 0 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex profile. Within the window's casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. Treatment of Existing Doors These guidelines for the treatment of doors apply primarily to front doors, although they do include secondary entrance doors and screen doors. Greater flexibility can be applied when replacing side and rear doors when they are not visible from the public right-of-way. 4.1 Preserve historically significant doors. o Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. Do not change the position and function of original front doors and primary entrances. If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. 4.2 Maintain the original size of a door and its opening. o Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.3 When a historic door is damaged, repair it and maintain its general historic appearance. o For additional information see Chapter 14: General Guidelines "On-Going Maintenance of Historic Properties". 4.4 If a new screen door is used, it should be in character with the primary door. o Match the frame design and color of the primary door. I f the entrance door is constructed o f wood, the frame of the screen door should also be wood. Replacement Doors 5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. A replica of the original, if evidence exists, is the preferred replacement. A historic door from a similar building also may be considered. Simple paneled doors were typical. Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 10 0000 9 00 Energy Conservation 4.6 If energy conservation and heat loss are concerns, consider using a storm door instead of replacing a historic entry door. o Generally, wood storm doors are most appropriate when the original door is wood. o If a storm door is to be installed, match the frame design, character and color of the original door. Treatment of Porches 5.1 Preserve an original porch. o Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. o Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. o Expanding the size of a historic porch is inappropriate. 5.2 Avoid removing or covering historic materials and details on a porch. o Removing an original balustrade, for example, is inappropriate. 5.3 Avoid enclosing a historic front porch. o Keeping an open porch is preferred. o Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. o Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in special circumstances. When this is done, the glass should be placed behind posts, balusters, and balustrade, so the original character of the porch may still be interpreted. o The use of plastic curtains as air-locks on porches is discouraged. o Reopening an enclosed porch is appropriate. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. o This also applies to large, multifamily structures. There should be at least one primary entrance and should be identified with a porch or entry element. Porch Replacement 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. o Use materials that appear similar to the original. o While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. o Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. When constructing a new porch, its depth should be in scale with the building. The scale of porch columns also should be similar to that of the trimwork. 11 00 o The height of the railing and the spacing of balusters should appear similar to those used historically as well. Treatment of Architectural Features 6.1 Preserve significant architectural features. o Repair only those features that are deteriorated. o Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. o Removing a damaged feature when it can be repaired is inappropriate. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. o Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. Remove only the portion of the detail that is deteriorated and must be replaced. Match the original in composition, scale, and finish when replacing materials or features. If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish, which traditionally was a smooth painted finish. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. 3 The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's heritage. o When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. o Where "scars" on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. o Using overly omate materials on a building for which there is no documentation is inappropriate. o It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. Replacement of missing elements may be included in repair activities. Replace only those portions that are beyond repair. Replacement elements should be based on documented evidence. Use the same kind of material as the original when feasible. 12 [Joot com o A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material. For example, a fiberglass comice may be considered at the top of a building. Treatment of Roofs 7.1 Preserve the original form of a roof. o Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. o Retain and repair roof detailing. 7.2 Preserve the original eave depth. o The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. 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. If a secondary structure is not historically significant, then its preservation is optional. 2 If an existing secondary structure is beyond repair, then replacing it is encouraged. An exact reconstruction of the secondary structure may not be necessary in these cases. The replacement should be compatible with the overall character of the historic primary structure, while accommodating new uses. 8.5 Avoid moving a historic secondary structure from its original location. o A secondary structure may only be repositioned on its original site to preserve its historic integrity. See Chapter 9: Building Relocation and Foundations 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. 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. o Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. o The design of a new structure on the site should be in accordance with the guidelines for new construction. o In general, moving a building to an entirely different site or neighborhood is not approved. 9.4 Site the structure in a position similar to its historic orientation. 3 It should face the same direction and have a relatively similar setback. 13 000 0 009000 0 o It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.5 A new foundation should appear similar in design and materials to the historic foundation. o On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. o Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. o Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A lightwell may be used to permit light into below-grade living space. 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. Existing Additions 10.2 A more recent addition that is not historically significant may be removed. New Buildings on Landmarked Properties Building Orientation 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In sorne cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. Mass and Scale 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. 14 00 0 3 Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. o The primary plane of the front should not appear taller than the historic structure. o The front should include a one-story element, such as a porch. Building & Roof Forms 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential sh-ucture, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. Architectural Details 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and omately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. Driveways & Parking 14.18 Garages should not dominate the street scene. See Chapter 8: Secondary Structures. 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. 3 Locating drives away from the primary facade will maintain the visual importance the structure has along a block. See Chapter 8: Secondary Structures. 15 00 000 OAHP1403 Official eligibility determination Rev. 9/98 (OAHP use only) Date Initials COLORADO CULTURAL RESOURCE SURVEY Determined Eligible- NR Determined Not Eligible- NR Architectural Inventory Form Determined Not Eligible- SR Determined Eligible- SR (page 1 of 4) Need Data 4 Contributes to eligible NR District Iii Noncontributing to eligible NR Diskid 'I 1. IDENTIFICATION 4 1. Resource number: 5PT.937 2. Temporary resource number: 819.EHO (319.EH) 3. County: Pitkin 4. City: Aspen ~ 5. Historic building name: 6. Current building name: 7. Building address: 819 E. Hopkins, Aspen Colorado 81611 8. Owner name and address: John S. Gates 811 East Hopkins Ave, Aspen, Colorado 81611 11. Geographic Information 9. P.M. 6 Township 10 South Range 84 West NW M of NE W of NE 44 of NW 44 of Section 18 10. UTM reference Zone 1 3 ;3 4 3 3 4 0 mE 4 3 3 9 0 7 5mN 11. USGS quad name: Aspen Quadrangle Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Lot(s): D. E&F Block: 31 Addition: East Aspen Addition Year of Addition: 13. Boundary Description and Justification: Site is comprised of Lot D, E & F, Block 31 of the East Aspen Addition. Assessors office Record Number: 2737-182-08-003 This descriotion was chosen as the most soecific and customarv descriotion of the site. 111. Architectural Description 14. Building plan (footprint, shape): L-Shaped 15. Dimensions in feet: Length 30' x Width 20' 16. Number ofstories: One storv 17. Primary external wall material(s) (enter no more than two): Asbestos Sidinq 18. Roof configuration: (enter no more than one): Cross Gable Roof 19. Primary external roof material (enter no more than one): Metal Roof 20. Special features (enter all that apply): amber: 5PT.937 i Resource Number: 819.EHO Architectural Inventory Form (page 2 of 2) i. General architectural description: A typical single storv wood frame Miner's Cottaqe. A cable end faces the street with a large bav as the principal window. The bav is comprised of four double hung windows with a decorative frieze and a stone base. A cross aable runs parallel to the street with a shed roof porch infillinq the corner. The porch roof has been overframed back to the peak of the cross qable. Posts are simple and square in plan, no detailina is present. A tall double hung window and a door, with a transom, are located off the porch. The building has been resided with larqe scale asbestos sidinq, and a rubble stone base has been arranaed around the perimeter of the structure, qivihq the aDDearance of a foundation. A shed roof addition, also from the main ridae, extends to the back, with an additional hipped roof addition on the rear. 22. Architectural style/building type: Late Victorian 23. Landscaping or special setting features: Verv lame pinvon in front vard, at north west corner. Sandstone entry walk. 24. Associated buildings, features, or objects: A 150 square foot shed roof livestock shed at the rear of the site, IV. Architectural History 25. Date of Construction: Estimate 1880's Actual Source of information: Based on building tyne 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: Unknown Source of information: 29. Construction history (include description and dates of major additions, alterations, or demolitions): There is some evidence that this structure was originally a two room log cabin which was altered to become the structure present today. It is not clear how lonq the loa structure Dreceded the alterations. Metal roof. sidina renlacement, over-framing of roof, additions to rear, all dates unknown, pre 1980 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Domestic 32. Intermediate use(s): 33. Current use(s): Domestic 34. Site type(s): Residential Neighborhood with Multifamily structures , Number: 5PT.937 ary Resource Number: 819.EHO Architectural Inventory Form (page 3 of 3) 35. Historical background: There is some evidence that this structure was originally a two room log cabin which was altered to become the structure present today. This structure is reoresentative of AsDen's minina era character. The buildina represent a typical type known locally as the "Miner's Cottaqe". Characterized by the size, simple plan, and front clable / porch relationship. 36. Sources of information: Pitkin County Courthouse records: Sanborn and Sons Insurance Maps; 1990 and 1980 Citv of Aspen Survey of Historic Sites and Structures, 1992 discussion with Rav Bates. VI. Significance 37. Local landmark designation: Yes No X Date of designation: Designating authority: 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the broad pattern of our history; B. Associated with the lives of persons significant in our past; X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture 40, Period of significance: Late 1800's Silver Mining Era 41. Level of significance: National State Local X 42. Statement of significance: This structure is sianificant for its /position in the context of Aspen's mining era. It describes the nature of the life of an average family or individual durina that period. as well as the constructidn techniaues. materials available and the fashion of the time. 43. Assessment of historic physical integrity related to significance: The General form of the structure remains intact, a maioritv of the character defining features have been lost. Material changes to the exterior alter the details of the buildina, but restoration is possible. The extent of the remains of the original log cabin (if anv) are not known and should be evaluated if future alterations are Droposed. ' VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: Eligible Not Eligible X Need Data Number: 5PT.937 ary Resource Number: 819.EHO Architectural Inventory Form (page 4 of 4) 45. Is there National Register district potential? Yes No X Discuss: If there is National Register district potential, is this building: Contributing Noncontributing 46. If the building is in existing National Register district, is it: Contributing Noncontributing Vlll. Recording Information 47. Photograph numbers: R10: F9,10 Negatives filed at: Aspen/Pitkin Communitv Development Dept. 48. Report title: Citv of Aspen Update of Survey of Historic Sites and Structures. 2000 49. Date(s): 6/29/2000 50. Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects 52. Address: 412 North Mill Street, PO Box 1303, Aspen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 e du \04 b 26.410.040 B. BUILDING FORM. The intent ofthe following building form standards is to respect the scale of Aspen's historical homes by creating new homes which are more similar in their massing, by promoting the development of accessory units off of the city alleys, and by preserving solar access. 1. Secondarv Mass. All new structures shall locate at least ten (10) percent of their total square footage above grade in a mass which is completely detached from the principal building, or linked to it by a / f - 1.3. W subordinate connecting element. Accessory buildings such as garages, sheds, and LILI n--30~[ accessory dwelling units are examples of .\% .7>-- . --- - appropriate uses for the secondary mass. A subordinate linking element for the L2. purposes of secondary mass shall be defined as an element not less than six (6) feet in width and ten (10) feet in length with a plate height of not more than nine (9) feet. C. PARKING, GARAGES AND CAR-PORTS. The intent of the following parking, garages, and carport standards is to minimize the. potential for conflicts between pedestrian and automobild waffle by placing parking, garages,and carports on alleys, or to minimize thepresence of garages and carports i,li as a lifeless part o f the streefscape where alleys do not exist. 1. For all residential ' -- Alley. uses, parking; garages, and - ~~~~3 1 No. . 1 Yes.- ~~~Â£~ ~ '0 -*/4 carports shall be accessed Â· k from an alley or privateÂ·road h. Yes. if one exists. 1 E~ 4 4Â·' '; 1 Ill) . 1 + 2 Â£ Street 2. For all residential uses that do not have access from an alley or private road, the following standards shall be met: a. Â· On the street facing facade(s), the width of the living area on the first floor shall be at least five (5) feet -4-,s.a -= EELE~~~*=p greater than the width of the Â»11- _ Ter~ garage or carport. - ill -4.D-E. â‚¬ -: 525 (Aspen 10/02) 26.410.040 1. Street oriented entrance and principal window. All single-family homes, town, houses, and L duplexes shall have a street-oriented entrance and a street facing principal window. In the case of townhouses and accessory units facing courtyards or gardens, entries and principal windows should face those features. On corner lots, entries and principal win- Ill<IC-11 dows should face whichever street has a iii'liii ir greater block length. Multiple unit residen- ili 1 1 i ii I tial buildings shall have at least one street- 1-_i i i f 1.-< i i j oriented entrance for every four (4) units, Corner Lot I i 3 i j i 1 i < < ''!j i e and front units must have a street-facing UxÂ¢ 1.lillili principal window. This standard shall be i I jiliiii satisfied if all of the following conditions - Blocklength are met: a. The entry door shall face the street and be no more than ten feet (10'0") back from the frontmost wall 1 >icl <8 of the building. Entry doors shall not be taller than eight b. A covered entry porch of fifty (50) or more square feet, with a nlinimum - 4/>10 /,42%~2~ 221/> , . Â·. / DxN 11:~ bÂ¢*t/' depth of six feet (6'), shall , be part of the front facade. Entry porches and canopies shall not be more than one story in height. C. A street-facing prin- /2\ cipal window requires that a One /....7 significant window or group Story rr"IFri~r~~11Â·~~irnr- Â· 14=411 -11.1 1 of windows face street. Element--> %i*'***I .Â£-2 . 95=& +-Principal Window. 2. One storv element. All residential buildings shall have a one-story street facing element the width of which comprises at least twenty (20) percent of the building's overall width. For example, a .one story element may be a porch roof, architectural projection, or living space. 527 (Aspen 4/00) 26.410.040 E. CONTEXT. The intent of the following standards is to reinforce the unique character of Aspen and the region by drawing upon Aspen's vemacular architecture and neighborhood characteristics in designing new structures. 1. Materials. The following standards must be met: a. The quality of the - exterior materials and details and their application shall be consis- tent on all sides of the building. - . NAAx 20,0.- =la,0/ 1#9*. -91#215-. 1,41 1:-- - Â£ ' 88Â¢f 2.-4 Yes.vf~~VY b. Materials shall be used in ways that are true to ~. their characteristics. For instance stucco, which is a t . : light or non-bearing materi- Â·. al, shall not be used below a , h 1 -I.--L k heavy material, such as '' -* b.-Â» 1 r. stone. e-Cy-:.r-7Â»-1 , ------ ~ c: Highly reflective sur- Yes. No. faces shall not be used as.. exterior materials. 2. Inflection. The following standard must be met for parcels which are 6,000 square feet or over: a. If a one (1) story building exists directly adja- cent to the subject site, then the new construction must MEN C Erl step down to one story in 00 height along their common ED -FEr - :F~- m lot line. If there are one story buildings on both sides of the subject site, the appli- cant may choose the side towards which to inflect. If... Then. 529 (Aspen 4/00) L ' 01 L p-B,4-3;?1 Â· i' 29-1-Â«u / _ 1 M o !-7-1 , li>04 1 ' R. ~$1/ g Â£ M ~47Â° ~003-/ 0 0 F - 721 1,4.1 1-Ul - --1 Al Fil Q - L LI f fA e. 3-7171 1/ 01 3-JAJ L. 77 191 lifi PI- _i- Â£ i Â° 4 1 77 , 1-417 9 -.i--- ----1- 1-IZV .L.3\.1._Â£ 1 + 14 r --- --i 740 800 802 804 806 8/2 814 816 8/8 820 822 824-26 826 830 6132 834 836 838 340 842 900 902 904 906 908 9/0 9IZ 9/4 9/6 3(8 800 k (808-/O) (8/2-/4 ) ./X E.HOPKINS AV. 1 80/ 803 805 807 809 8// 813/8/5 8/9 819 8993 Ali 827 823 33l 833 835 90/ 03 905 907 909 9/.1 9/3 9/5 9/7 9/9 CD 11 + ,/ f 1 01 :7 -4 7-7- 4 7--4-~-7 2 P LI-:<71,~'*,4, rilrc:IE Â£ 1 77 -\ /1 17 N 85 2 0 17 9/ 2 1 7) 2 + 0 71 r- 19 5 [3 1 - Il--- . , CU / 42 1/0 O 1 U_.2- ' ~~ 3 ~ Lai 0 4 1 -f c [1<4 , 0 t-- 0 6 E-3 + c r . 8 C D Â£ F Z. N ABC DE id 4- I Shed. 1 4 (D /4/4/4 tI'+ R O,9,4 32 W ' 4 / + ..4-111 '_2' + 'Â°1 0 1/1; /Â°I/1 I, + o iD , \ N K LA a - I Li.Â£-1 n 0, u L MNO 1' K L .1 V 2 Lil q R 3 0 WI N . L 1 ---- 4 - 0 7 1 4 -O .1 ~' 0 vE -L-/ 0 4 4 / 0 -- . / -39 - m p-Z- ' D .| 7 -101 V 4: / 1-3 \7~ 17=- - t. 40 - 11 / 77 , -HA-- .4-~~. Fi-11 Col* , r U ---t; 21 11=71 75 liLL LILI, J.8 -' \ 31 / L L 11 1 &00' 107' &04 806 ' 808 810 8/2 8/4 li,6 818 820 8723 2 1 826 h.f} n n 230 -32 832 900 901' 904 306 308 9!0 3/2 9/4 ~ 316 9/8 . r- O,0/ Aa A Al Al' \ (*h' 06 204 202 200 r=-1 11 4-0902 1 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE COD~""""""~ ADDRESS OF PROPERTY: 9(01 E, Fopki'Ar , Aspen, CO SCHEDULED PUBLIC HEARING DATE: MA rok 2.6 , 200-3- STATE OF COLORADO ) ) SS. County of Pitkin ) I, 24\Â¥ torrpt L CÂ®Agrli 0~ Arrkrkol ~f (name, please print) being or representing an pplicant to the City o f Aspen, Colorado, hereby personally certi fy that I have complied with the public notice requirements of Section 26.304.060 (E) ofthe Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted in a conspicuous place on the subject property at least fifteen (15) days prior to the public hearing and was continuously visible from the day of , 200 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) ofthe Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners ofproperty within three hundred (300) feet ofthe property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. i X/VY 1/I# Signature / 1 V The foregoing "Affidavit ofNotice" was acknowledged before me this 4+Aday of 1Â¥\Arch , 2003, by 720 911 -bupps WITNESS MY HAND AND OFFICIAL SEAL Â· 1 My co;Rfigion exvires: ,DMAN 15, zED,/ #07 â€¢ .U , t #2; cY)26 Ed& (AV Cl V- 11 1 i. *08+ .9 6 .AU -_ A #41/A Q- No~aly Pziblic~< U 8.nâ€¢ A 8 N=Pr ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL PUBLIC NOTICE RE: 819 E. HOPKINS- MAJOR DEVELOPMENT (CONCEPTUAL) NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, March 26, 2003 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Tom and Darlyn Fellman, requesting approval for Major Development (Conceptual); The property is located at 819 E. Hopkins, Lots D,E & F, Block 31, City and Townsite of Aspen. The proposal is for the relocation and restoration of the existing Historically Designated structure on- site, demolition of the non-historic shed, and construction of a new, four-unit multi-family building with a floor area that would be permitted the R/MF zone district. The application includes a request for a 500 square foot bonus and a waiver of parking requirements. A PUD application has been submitted in conjunction with the Major HPC Development Application to establish the dimensional requirements of the development plan. For further information, contact Katie Ertmer at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5711, katiee@ci.aspen.co.us. s/Jeffrey Halfertv, Chair Aspen Historic Preservation Commission Published in the Aspen Times on March 8,2003 City of Aspen Account 3l G (o-b /9, , 1 e :A '119 1, . , lili 1. . 1 1. fl th I . . + e 1.-4 r.4 .,2 + $794111111 41114 1411 f 111 K /1 1 1 4 . . . 0 .,- 1 1 11 11. 1 V : .1.4 1,1 1, . ' i V I : ' #' ~, .i *u â€ž-.* . . I- ... + 2 . I I. -i'f~ + . i ./ . - . + . 0 t. . 4 . 1 ' h S hi..../-9... * ir. .. 0 r.1 . 4 , 1 4 I . .... 1 .4. 4.0.9.1.. - /9 - 4 t.14.0. . El te.. . 4% 1 4 .6 4 . . 1 1," 5 . > *ae Â« ' . 11 tfuU 5 I + 1/4.- *T . 1 -â€¢0- 4,#IC NOT= 14.. Â£91 + DATE 'Uwa ... -1 illm *LAPOSE 1. .//01'litirl.*/ 'LACK + ///t/*/ .. i "12*$: t:dll . 1.41 It8 16 i. .--1,~ r ${3. f* + bresÂ· rÂ·: A . 4 1 49 1% 5 F I. ./ ... 41 e.. . . 898 E HOPKINS LLC ADAMS HOWARD S AIKEN LYNDA K TRUST 1800 MOLER RD 39060 HWY 82 #17 10832 N HADDONSTONE PL BUS, OH 43207 ASPEN, CO 81611 MEQUON, WI 53092 ANDERSON ANGUS A REVOCABLE ATHLETIC CLUB MGMT SYSTEMS INC TRUST ' ARNOLD ELIZABETH 720 E HYMAN AVE 2154 WEST ADDISON #28 1201 BERING #7 SUITE 001 CHICAGO, IL 60618 HOUSTON, TX 77057 ASPEN, CO 81611 BARNES JONATHAN A BARNETTJERALD BARTLETT KATY I 265 RIVERSIDE DR 500 E MARKHAM STE 305 715 E HYMAN AVE #18 BASALT, CO 81621 LITTLE ROCK, AR 72201 ASPEN, CO 81611-2066 BAUTSCH MARY BEAUDETTE PETER C BECKER JANICE 1982 BLUE MTN RD PO BOX 3582 72 ADLER AVE LONGMONT, CO 80504-6211 ASPEN, CO 81612 SAN ANSELMO, CA 94960 BERGMAN ALAN M BELKOVA DASHA REV TRUST BERMAN PETER J & ROCHELLE L C/O ALAN M BERGMAN 819 E HYMAN AVE #7 10021 ORMOND RD 10960 WILSHIRE BLVD 10TH FL ASPEN, CO 81611-2092 POTOMAC, MD 20854 LOS ANGELES, CA 90024 B_ E BARBARA J BOELENS GREGORY S BRODIN PAULA I 1/2 417 WINCHESTER PO BOX 2360 PO BOX 3795 GLENDALE, CA 91201 ASPEN, CO 81612 ASPEN, CO 81612 BROWN MINDY ROBINSON & STEPHEN BROWN JOEL & ANDREA BROWN SCOTT M REV TRUST 50% N 762 PURITAN 320 N 7TH ST 638 VOSS RD BIRMINGHAM, MI 48009 ASPEN, CO 81611 HOUSTON, TX 77024 CAVE LEONARD E REVOCABLE TRUST CAMPBELL JOHN E CHAPUT DANIEL A 50% 900 E HOPKINS AVE APT 8 3426 WESTCUPP RD S 1400 TUCKER LN ASPEN, CO 81611-2077 FORT WORTH, TX 76109 ASHTON, MD 20861 CITY OF ASPEN COATES NELIGH C JR COHEN LILIANA M 130 S GALENA ST 720 E HYMAN AVE 50 STONEHEDGE RD ASPEN, CO 81611 ASPEN, CO 81611 PITTSFIELD, MA 01201 COORS PHYLLIS M QPRT CORRECTIONAL HEALTH SERVICES INC OSI THOMAS W WILLIAM SCOTT COORS TRUSTEE OHIO CORPORATION E HYMAN AVE APT 6 15481 W 26TH AVE PO BOX 51 ASPEN, CO 81611-2099 GOLDEN, CO 80401 AKRON, OH 44309 COULTER GAYLA CRUMLEY ALFRED BRUCE DART ELIZABETH PO BOX L-3 PO BOX 451 747 GALENA ST , CO 81612 PALISADE, CO 81526 ASPEN, CO 81611 DELPHINIUM ASSOC DOPKIN DEVELOPMENT LLC DAVIS HARRIET S & MARTIN C/O WALTER S BAKER JR C/O BUZZ DOPKIN 121 S GALENA ST STE 201 1022 POTOMAC PO BOX 4696 ASPEN, CO 81611 HOUSTON, TX 77057 ASPEN, CO 81612 DOWS PATRICE J EGGLESTON ROBERT H JR EISEN JUDITH A 1411 9TH ST SW . 434 WEST HALLAM PO BOX 10042 CEDAR RAPIDS, IA 52404 ASPEN, CO 81611 ASPEN, CO 81612 ETTLIN ROSS L FAMA ANTHONY REV TRUST 50% FLINT MARILYN TRUSTEE 715 E HYMAN AVE # 7 320 N 7TH ST 3945 KIRKLAND CT ASPEN, CO 81611 ASPEN, CO 81611 BLOOMFIELD HILLS, MI 48302 FORD ANNE MICHIE FOX HERB FRANK FREDERIC QPRT 825 E HOPKIN UNIT 1 N PO BOX 1355 12 TRILBY BRANCH ASPEN, CO 81611 WINTER PARK, CO 80482 LONGWOOD, FL 32779 S ROOK GAECHTER ANN E & WILLIAM R GAME-CRUMLEY MICHAELA C/O HELEN WRATE PO BOX 285 PO BOX 451 3414 SEABREEZE LN WOODY CREEK, CO 81656 PALISADE, CO 81526 CORONA DEL MAR, CA 92625 GLAUSER STEVEN JERRY & BARBARA GATES JOHN S GOLDMAN JEROME K TRUST GLAUSER MERCEDES BENZ - C/O 811 E HOPKINS AVE PO BOX 249 6828 S TAMIAMI TRAIL ASPEN, CO 81611 ASPEN, CO 81612 SARASOTA, FL 34231 GOLDMAN MICHAEL VICTOR & GLORIA GRAHAM RAYMOND A GREENFIELD BARRY L TRUSTEE ANNA 11766 WILSHIRE BLVD STE 1610 PO BOX 210 6919 GLENEAGLE DR ASPEN, CO 81612 LOS ANGELES, CA 90025 TUCSON, AZ 85718 HASU AG HALL CHARLES E HEXNER MICHAEL T TRUSTEE C/O MCFLYNN PICKETT PO BOX 10122 2555 UNION ST PO BOX 503 ASPEN, CO 81612 SAN FRANCISCO, CA 94123 SNOWMASS, CO 81654 NS ASSOCIATES LP J & F INVESTMENT CO LP HYMAN STREET LLC SHIEKMAN NEW JERSEY LTD PARTNERSHIP 3201 S TAMARAC DR STE 200 2000 MARKET ST 10TH FL 25 BERKELEY TERRACE DENVER, CO 80213 PHILADELPHIA, PA 19103-3291 LIVINGSTON, NJ 07039 JOHNSON BARBARA WEAVER LIVING JOHNSON SALLYANNE C JONES JANET MCGRATH TRUST PO BOX 5050 PO BOX 301 P - - -X 3570 ASPEN, CO 81612 ASPEN, CO 81612 UCES, NM 88003 JUSTIS KAREN L TRUSTEE KARST REBECCA KNODE MICHAEL C 2555 UNION ST 6230 SW 44TH ST 3494 E RD SAN FRANCISCO, CA 94123 MIAMI, FL 33155 PALISADE, CO 81526 KRANS GERALD ANTHONY & KOUTSOUBOS LOUIS KOUTSOUBOS TED ROSEMARY PO BOX 9199 415 E HYMAN #206 7831 WILLOW LAKE CT #217 ASPEN, CO 81612 ASPEN, CO 81611 DALLAS, TX 75231 KRAVITZ MICHAEL C KWIATKOWSKA JUSTYNA LEGNAME RUDI PO BOX 11207 PO BOX 1904 202 STANFORD AVE ASPEN, CO 81612-9630 ASPEN, CO 81612 , MILL VALLEY, CA 94941 LIBERTORE DOUGLAS S LIEB MADELINE TRUST LOESCHEN LEE A & LINDA A ATTN SANDY 800 E HYMAN AVE #A 0602 W SOPRIS CREEK RD P O BOX 1838 ASPEN, CO 81611 BASALT, CO 81621 SARASOTA, FL 34230-1838 L ONA B TRUST LORD COURTNEY & KAREN LOUDERBACK JACQUELINE M & JOHN 31841 SEAFIELD DR 200 E LONG LAKE RD 719 E HOPKINS AVE MALIBU, CA 90265 BLOOMFIELD HILLS, MI 48304 ASPEN, CO 81611 MAGNER CHILDRENS MINORS TRUST MANLEY CHARLES G & LINDA MARCUS STEPHEN J 1/2 C/O KEVIN MAGNER 16703 SOUTHERN OAKS DR PO BOX 3795 932 GEORGE ST HOUSTON, TX 77068 ASPEN, CO 81612 CHICAGO, IL 60657 MASINI ERMANNO TRUST MARTIN GALEN A & MARY LOU MCCAFFERTY PEGGY MASINI ALDA TRUST 5001 HOPEWELL RD 900 E HOPKINS #6 830 E HOPKINS #201 LOUISVILLE, KY 40299 ASPEN, CO 81611 ASPEN, CO 81611 MCFADDEN GORDON K MCGRATH GEORGE JOHN MEGA VIVIAN 18519 E VALLEY RD PO BOX 301 1982 BLUE MTN RD KENT, WA 98032 ASPEN, CO 81612 LONGMONT, CO 80504-6211 MOUNTAIN HOUSE PARTNERSHIP ELSON BRUCE V REV TRST NELLIS CHAD C/O WERNING JOHN ROBERT 01 FORSYTH STE 900 13316 BEACH AVE 905 E HOPKINS AVE ST LOUIS, MO 63105-1813 MARINA DEL RAY, CA 90292 ASPEN, CO 81611 NOONAN JOHN C NUDELL KAREN J 1999 REV TRUST O CONNELL SARA G 715 E HYMAN AVE #9 29929 EASTVALE CT PO BOX 491167 , CO 81611 AGOURA HILLS, CA 91301-4422 MIAMI, FL 33149 PAUL CAROLYN A OLANDER MICHAEL R PAUL RICHARD & SUZANNE TRUSTEE OF TRUST A PAUL TRUST PO BOX 2768 1210 INVERNESS AVE 2415 MORENA BLVD ASPEN, CO 81612 PITTSBURG, PA 15217 SAN DIEGO, CA 92110 PORTEOUS KIMBERLY R RESTAINO THOMAS RICCHIUTI JOSEPH F 734 E HOPKINS 72 ADLER AVE 558 N 23RD ST ASPEN, CO 81611 SAN ANSELMO, CA 94960 PHILADELPHIA, PA 19130 RODBELL LINDA & ARTHUR ROGER RICHARD R ROTH LEWIS 773 FOLLIN FARM LN 4300 WESTGROVE 6230 SW 44TH ST GREAT FALLS, VA 22066 ADDISON, TX 75001 MIAMI, FL 33155 RUSHNECK GARY RYERSON GEORGE W JR SAHR KAREN M 480 S BROADWAY 715 E HYMAN AVE #17 715 E HYMAN AVE #8 TARRYTOWN, NY 10591 ASPEN, CO 81611 ASPEN, CO 81611 ON DREW SCHMIDT CHERYL L SCHULTZ WILLIAM & LEAH TRST P O BOX 1625 PO BOX 2768 5110 SAN FELIPE RD 381 W CARBONDALE, CO 81623-4625 ASPEN, CO 81612 HOUSTON, TX 77056 SHAPIRO LAND TRUST SEIFERT PATRICIA M SHAW BARBARA ANNE STEVEN SHAPIRO AS TRUSTEE PO BOX 2262 11138 AQUA VISTA ST #22 14024 MONTRACHET LN ASPEN, CO 81612 NORTH HOLLYWOOD, CA 91602-3119 TOWN & COUNTRY, MO 63017 SKLAR LEONARD E SKLAR WILLIAM P SMALLING JENNY MARIE 3370 NE 190TH ST #604 777 S FLAGLER DR #200 3426 WESTCUPP RD S AVENTURA, FL 33180 WEST PALM BEACH, FL 33401 FTWORTH, TX 76109 SMART EDWIN J SMITH E GARLAND JR SOFFICI SHERI & ALEX PO BOX 799 900 E HOPKINS AVE #10 316W JUNIPERO ASPEN, CO 81612 ASPEN, CO 81611 SANTA BARBARA, CA 93105 DING ANNA EVE STEELE JULIANNE B STEINFELD ELEANOR BOX 636 41 AVE DE LA GRANDE ARMEE 44045 SUPERIOR CT ASPEN, CO 81612 75116 PARIS FRANCE INDIAN WELLS, CA 92210 STRIBLING DOROTHY & STENGER FRIEDERIKE & WALTER TRIONE GERARD W GRANTOR TRUST WACHOVIA BANK NA FL0135 117 CENTER POINT DR STE 300 1100 LOUISIANA STE 1600 PO BOX 40062 N ONTARIO CANADA, K2G 5X3 HOUSTON, TX 77002 JACKSONVILLE, FL 32203-0062 TUROK SETH J UPTON MARY E VAVREK JOHN R 835 E HYMAN AVE UNIT K PO BOX 2360 819 E HYMAN AVE APT 4 ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 VERONIKA INC VICENZI GEORGE A TRUST WEBB B MARSHALL 210 AABC STE G PO BOX 2238 PO BOX 216 ASPEN, CO 81611-3537 ASPEN, CO 81612 SHELBURNE, VT 05482 WOODS GEORGE B TRUST WESTER KEITH WHITTENBURG J A 111 80% WOODS GEORGE B AS TRUSTEE 900 E HOPKINS AVE #9 620 S TAYLOR PO BOX 1046 ASPEN, CO 81611 AMARILLO, TX 79109 ASPEN, CO 81612-1046 WOODY CREEK TRUST WYLY CHERYL R MARITAL TRUST ZACK ROBERT J JR PO BOX 350 300 CRESCENT CT #1000 PO BOX 1904 MAKAWELI, HI 96769 DALLAS, TX 75201 ASPEN, CO 81612 EAST HOPKINS AVENUE ~~7~t rilll-7L--Ill- 1 1 1 1 : W . & 1 1. 1 === L .1 LOT C .OPiÂ¥ p/o 1-- 1 1 POOL 4 L .' \ 1, 1_ - 04 Â¥ il "0 ADJACENT - BUILDING 70 -V 910-9 Â»0Â·Cr, A,>D or bv r == X.---1 L - 1Â® 40 1 \ 1 1 1 16 jo *0 0 NORâ„¢ ALLEY eo PROPOSED FLIP - FLOP SITE PLAN 1/8. = GO" 11 11 11 11 11 11 1/0Â»- .. - TIV f ..i PIn n n 1-1-1 mi# * -1 0 \\\ _[FT[7-FrrEFEli[ '11 ...1 111111 111 1111'illl,11]lillullu 11 11!! / lili N lilli H 1-1 E--1 n r -1 1 I lili 111111111111 lilli 1111111.111!e . 51 JIll 11111111111 lili HII'll. hill 111611 11111111,91- - '~L!'1!,1"Illl.11.'11'll'IL11!,Il,'fR1=~3 1<i| 4 ~ 18~ImmIL 1 , Ii=1~ a 93:20 111 rn E HOPKINS STREET FLIP FLOF' ELEVATION - NORâ„¢ FELLMAN MULTI - FAMI LY BUILDING 819 east hopkins st., aspen, colorado HPCCON~EPTUAL MARCH 26,2003 consortium 1 1 [-ar-chl-t-JIG--1 P.O.B. 3662, aspen colorado 81612 --ay- 7-:1-3 -=t. 52 >. v: (970) 925 - 6797 f: (970) 925 - 6797 1 : 0331 972 -:40=-4 e-mail: rally@aspeninfo. com I U JU ELI 0-0 EAST HOPKINS AVENUE ----4 4------ > ---Jil------ -Ay--- pr I - 27 /6- --.-1 1 1 I W ' UNIT 2 PORCH 1 1 LEVEL - LIGHT - ABOVE 7 f-,El- 1 LOT 6 / UNIT 5 1 -.- 1 POOL li 1 ADJACENT ---4 BUILDING L-------------------1 - LieHT 1 UNITS 544 UNIT I 1. 01 \ 1 10 co 10/ DRIVEMAY ~ ~~ DIUVEMAY ~ NORTH ALLEY eo PROPOSED SITE PLAN 1/8" = 1'-O" UNIT 2 UNIT 5 -1'-3" 10'-2 1/4" 8 0 21-U p lo I e LIGHT Le Oh__ , 4,--7. RELL 7 BATHL- O -71 1 f _A CE 6 - * BATH 91 U LIC ~? /\ 01 CloLO. TA BEDROOM />o<:I~ 0\ 13'-2Â¤15'-1" . 0 6 1 41114---0 --~r BEDROOM - BEDROOM I l CLOS. U --i 15'-5"x 13'-10"x 15'-0" 0...=G-, UP Il O ) T. 1 L LIGHT 0 1 4-4., L LIGHTI1-7 4111 CL. 1 1/NELL RELL rp---F--1 4 I BEDROOM 14'-2%15'-7" CUP C,LO.-MO f 0 LIeHT ~ _~-1.--- [J INELL MECH. LISHT RELL -Y1 ~- FIRE MALL 7 STAIR , 111 1 77 G UP BEDRM. 12'-2"x IS'-4" LIBRARY 8'-4"xle'-3" /*-- , 611-511 , LISHT \- ~-â„¢/ 1 Â» LleHT -1/nn ~11 MELL Q |CLOS. MELL 7 ,6 -9 1 \ 9 87 11-44! r Â® EXERCISE PLAÂ¥ROOM 12'-5"x 1 lAi LAUNOR f MEDIA :..~14 0| 25'-1"*23'-4" Gl'-3"x --3, 13Â·-11"xl2'-10" ]CAATH 18'-4" -- 9i -a [ 12'-10,1 --1 12 IEEE i.) - 1 0 - 2 I . h UP / CLOS. i M UNIT I FIRE MALL -1 UNIT 3 NORTH 08 m LOMER LEVEL PLAN 1/10" = 1'-O" EAST HOPKINS AVENUE APARTMENT BEDROOM COMPONENTS: 4 FREE MARKET BEDROOMS 5 DEED RESTRICTED BEDROOMS DEEP RESTRICTED BEDROOM COMPONENTS: 3-- -- --#lf---- 1 NEIN BEDROOMS / 5 DEEP RESTRICTED BEDROOMS = O.ll% 1-3-- --------4.-- -----------3 4 L. A A-~UNIT 2 UNIT 5 ,z _ _Â¢~o sk~/v \ -- -- -- -- -- -- --7 12 11 16'-2"* ~~ - ~b ~ BEDRM. E 1 1 J 61 4 13'-6" BEDRM. PORCH I 17'-O"X r I 11 - f<_~ BATH EL 13'-8" 11 ==7 1 LIGHT 1-F 11 - 1 /- PNELL liu JO U 1 1 Le.x +21 1 44 9 - LIVING v, 1 . 1 16'-5" 11 CLOS. - :7--~--13'~Im " ~ 1 I q'-lo"x ..Gilim- PORCH . f -- 1 11 8,-6. IDN 40 BATH ~ ' 1 11 -- LE] %--li~ t_ ~ A Q Q 2 1 KIT. / PINING 1 1 I 11 - -1-1? 1 KITCHEN / ~ - OFFICE I LIVING -> 1~1--~ 101-0.X = loul"xls'_6" ' 1 101-10" r 1 /~ FIRE --r oON 1 LE MALL J-LEVEL POOL 1 6 c ABOVE I 41 Q,Aj / \ 1,- HARIPSCAPE 1 1 -0 up -L F ~ , ENTRY a/\11 *, 00'i- 12'-5"x A/0\1 \92--+, 1 1 ---- *1 \1 --- -0 Wgi i DN 11 0 ix *i Nfo KIT. / An 1 Jr , LIVINe 1-1 - 27Â«Pl-& a \ IT-ll"x E 1 1 1 BIKES MUORM. - 14'-1" 70)V yÂ»- 1 1 dll-3"x 1 1 10'-o" o 1 1 1 1~/0~ a 'L, D ~~~ L .0761 1 1 1 GARAGE C 'or-1 ' 1 1 1 25'-6"*24'-1" , HF) 101-0. --- 1 f 011~ OLDS. rt ~ $ 1__ _f - ~~ it T / GARASE\ / -4 *AR,46 1 I 25'-O' X 1~-1" 1 '-1 "x 1-1 '4.~ 11 1 O 0 1 ' 1 AFIRE up DN I ~ -2-3-1 i 1 1 - 11 - 1 1 1 1 ---- -0 1 Il -IJ 6W . 1 6.-, 1- -10 L__1 ~ O DRIVEMAY ~ DRIVEWAY UNIT I NORTH UNITS 344 SITE PLAN 4 MAIN LEVEL PLAN 1/10. = 1 '-O" ~==5333-1 UNIT I , 11 1) . 1 A--4 UNIT 5 o EVâ€ž-7 0 ----1 123**1~ -12+E~< 1 1 1 1 14'-0. 11//Al 1 0 M EF=El=E â‚¬93%2/ I 2-0 1 . I U :'- 2 - 1 \ I 1 111 1 11 11 11 1 1 11 11 11 BALCONY Â«'b -Â£*&*26 TEE==43**f~N i i iii 1IiINII]ill 9 f==af== 22==GED;4.11 lili I :1.1. 1 1. lili -11.11 1 1 = t-----== ==-492'1 11 -ilii u E u :m i 1 III - MASTER BATHv..... , -- 0 -- --ED= ===30[ 111-1 ' lilli 1 .111 IT 1111 ELE==-== *01'lll Ill Ill Il]Il li li lAi Il" 1-'ll lul NEEZGE=-,11.8 liEu I Ill HU i H.U i LU 1 .iÂ·.IJ liJ .11 In =INE==-Ez .e,Trii A 11- 1-1- T AT T i'll" T 1-11 U li- 11~ 1 ~ 11- i -1 H-11 UEÂ¢llf I MASTER =1=2===== ===r=Â¥i 11111-111111 JI 1111. il 1 -111-111 EE-25=-- =ze,~111.11.11 1.11.11.1111 lili 1.11 1 41. 11 --__-=-3 Z===321]Ill:Illill.1 11.Ill-Ill lilli.'I HER , 51 -eli 'k BEDROOM =Z===C =====:Dall 111 11 li li.1111 lill i lill i I =E====== ====-=241111111111) 11111111- 9 11 1111-11 CLOS. + HIS 14'-o"xll'-61" =1=====* 3=---=m 1424 111111 Ill 11 1 Â·I ll 1 1 11 1 171 111, 201-01'x CLOS. Al#--gep~%2--- _ =t=== 41-2. 10'-8.X Cl'-2" 13.1-1-0 , Â¢ ty 1 6 â‚¬. 1 POR. 4 1~ HALL 1 | / A. 1 o DN ~ BEDRM. 14'-1 "x I ~.] 12'-1 1 1 LdFFICE 1 1'-8"x 2] 4-5" 0 LIVI~16 l q'-611 .1 24'-3"Â¥1'1'-1" : s. 4 - f_tz=/rl ' 9 g ~E]BAR PNTRY|| Rt h |.-0')|| OLDS. I m/ BATH L-_---J L 1 / 621~,INS 5 ~ ~ KITCHEN I rn 1 6 .0 lonool 1 U-11 g P 1 / f A**/6Â» 1/'F_&_ louool EL 1 t:~l ~ ~~ - -- --------- 1\ 71 i 1 '9'-I"x 1 ECL - - 4 GUILI U - I L I V I NG 1 Y - 1 ,--4 f -1111-1011 N i \~| Ib*ININ4=1~ ~~F i r- KIT. 21 0 ON ~11-22'-5"k_t~ i~ 1 1 N 1Â£321-el{J Irl I 1 ib 2 UNIT 4 1 5,-51/2" 1- 11 11 11 M- 1 n n n ,-L 11 11 UNIT 1 6 6 15'-11" 151-0" ' L FIRE ' MALL 1 BEDROOM 1 BATH NORTH e0 UPPER LEVEL PLAN 1/1011 = 11-OIl 53701 UNIT I ---- ------1---4..&. A-A UNIT 5 ./ 1 -1 BALCONÂ¥ r BELOK 1 1 .. - 1 \ 1 1 -iâ€¢ U 2 Iii I .. .. = - --lf- ----- 7 I . . .. 1 ---- -- 1 . 1 1 ~r' ~'~~6- - -ROOF -11 ill 11 [11 11'1 11 TI1111111 lili 11111 - Ililli lilli 4.lilll.Ililll lilli BELOR lillill.111.1 1 11-111111 11 11 111 1 1111 1111 111'11-1111 il.111[. 11 11 r 11 11 lili 1111 lili 11111 11111 11 lili 11 1- lilli 1-1 1 -11 [ 111111111111 1111 DASHED LINE OF 1 11 lilli 11 11 1 11 lilli 111111[lillI ] 1 - LEVEL BELOW lili-1 lili lili 11111!11 1111 1111 11 Mi .- - lili 1 11111 1 Il 11 0 11 11 11 Il IT lilli - 111111111 H 111 11:1.1 111 lili 1 1 - 4--- C.. : 't - 11. lil li l illi .111 lili 11 lilli 11 111 ... 11 11] 111[ 1 lili 1111 1 lili 1-111111 1 11 :.. 1- .-! .Ill 111 .111 1 11.lilli] 11 Ill lilill' 11 1 11111 1111 11 1 -11 111111 1 1 1 1Â¥1111111111111111111111 : 223=224 ==22~- 1 I .: -E=-E â‚¬= F ROOF -=rE== E===g r ~/'- BELOW --=I== C=* r--1 - --3 -22=EZ= =22-, -3 , -rn~~~r~rnlf-TT111I H Ir I M Il ll Il l] 11 Il l ===IE ====8=4>*11 11 lilli "11 L 1 111111 11 lilli 1111111 i lili u .11 ---=2 =--50/1111111 lili I Ill Il Ill Il#Ill lili : Illtll- I lili H 11 2-==== r=-9/0(IL Ilillill Ul lilli Ill lilllilli - I HHI 11 1111 11 ==3==== ~=-0//11111111111111 lilli Ill [1111! 111 -lilil I lilli 11111111111111 Â£1 C .. ======C ==0//d 11 41 11111111 Ili1111 11 1]11111 --1111111 1 I li li 111111111111 li li 1 F. ~-2--=2 -,7/A|| 1 N 111111 lili lili 11 It 111 1 111 Illl ! 111 lili lil i 111 1 81111 2..I 1. . .. ... =~EZ===~i 77<Illl JI lilitll.Il Ill .Ill I I Illill jl lili I I i I I I I] I I I I I I Il E====E== ,/Al "ll' "ill "1" i' ll li li l i HI IllIFII H HIII Il JI Ilill II H II Ill : | ==22=EE=- \Mill 111 lili i lilli 11 111111111 IllillI 111 I lili Il l Il l 111 1.....1 -======= *41 E l 11 11 11 I lili 11 31 11 11 11 11 1 11 1 11 11 1 11 111 11 11 1 11 11 11 11 1 1 . .. =TE-==--= %*U 1 11- 1. Ill . 11 1 111[ 11[ 111 111 31 1 11 11 1. lili - I fIll[ 2. 1 -==fE===ZE= ==6>3. 1111 11 11 1 11 11 11111 11 lil li 11 11 11- 11 Il l lil i 11 11 lilli 11 11 11 > 6 . -- 01 =TTE---EECT F <=62~t ... ---- .. - DECK . I ' It. S 1. .. . . I . . I. I. 63 U 1 - ~~~~ ~ ~| UNIT 4 UNIT I NORTH 6\3 (f) ROOF PLAN 1/lo" = 11-Oil 11 1111 H "1 lil efili~irlitif1lvillillillifilikillifilililililiillilbbilfiellililitylitilillill 1 / EAST HOPKINS AVENUE / <1 PAIR OF FULLY MATURE -< / 1 - BLUE -GE TREES / ----- -0- - - -- ,- LOT LINE r 1 'PEP~ 17 - -2-1-=22~-~0 1 -% EXISTING SINSLE 3, ' Lu ,- FAMILY RESIDENCE --J 1 -- -2 - ' TO REMAIN UNCHANSED ~ i | 01 J 1 1 PORCH N w h- ' LOT C HOUSE TO BE MOVED ~ 1 -REF. PROPOSED 1 SITE PLAN Z W 1 1 PARKINE 1 ~ 4 i AREA OF \1 - - - - - 4 1 NON - HISTORIC SHED ADDITION TO 1 El 1/ BE DEMOLISHED /1 \ LOT F *- -- - - 1 1 r- 1 1- 1 LOT D '1 1 1 L------ / ADJACENT -- BUILDINe 1 TREE TO IBE RELOCATED ~ ON SITE i / 1 1 HISTORIC COTTONMOOD TREE TO BE SAVED 1 LOT E 1 1 1- 1 1 1 SMALL ASPEN eROVE I i SHED TO BE MITIBATED 1 - ~- DEMOLISHED 1- BL--7 1 /=--- t*Â®4#- --- X- - -i- SEGg#&Â»TORY_ UTILITY , \ SHED | ~ M POAD / NORTH J ALLEY eo EXISTINS SITE PLAN 1/10" = 1.-O. eNINIV1 all CIVOW -I:Vhl .-:1 DECK FNOODEN FENCE 00 0 To. p 0 2/'7'11< -41 -0- U Ju n 1][1 0-2 12: FrÂ·â€¢ MAnt ELEÂ¥. 100'-0- ELEV. WO-OM 1 1 1 11 1 1 1 1 1 I tj 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 re '42 Lor.M - __2_ -3 2___1____---_-_____3 -EN.--0-- nrv. 40Â·-O- 2_________ ~A~ NORTH ELEVATION 137----1/4"=-1'ZaT~ A TO. PLATE O BATH ELEVFTIEEE~~ ELE 23 /E E ECU 1 TO. FF. O UPPER --iv noÂ·-O- 020 ECU 0-3 80 E-3 -~ IEÂ· F.F.. MAIN ELEV. 100'-0- 1 EL]2211 1 Do l 00 LEI 1 1 Un' T El El L I I lili I I 1 1 1 1 1 I 1 1 1 1 1 L __2__ ___-L_______2__ ____61____________ ______ _2_ ___________1_61 Lil-_RE-ST_ELEVATION - 1 1/4" = 1'-0" Â«U + Lot 0 000 00 A T.o. FF. I UPPER --7-KEV. 110.-O- 0 2 1 To. pf. I MAIN ~ ELEV. 100'-0' 1 1 1 1 1 1 1 1 1 1 1 LE. F.F. I LO~â‚¬R L_______________________________________________________61 - ELEV. 89'-O- Cj SOUTH ELEVATION 1/4" = 1'-0" 0 El EL 0/3 1 0 - 3%4 -30- L U 000 1 T.OPLATE - UNIT 5 ~ V.I.r. 0-3 ~/4 00 0 6 =n...e,M - 1,Â»UTS -ELEUnooÂ·-oÂ· 1 1 1 1 111 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 111 - 3/4 .1. T.O. FF. / LOrER - UNIT 5 L__ alv.40:E- JA EAST ELEVATION 1/4" = 1'-0" 00 00 00 00 Un Un -11 I'llu Illl[I 111IU Illl[I IllIU IllIU IllIU liliu Ill'U Illl II Il I ll U Il U lill i] Il ll [Fillq U lili U lill i! Illl [1 1]11111111111111111111 lil li 111111 _lilli 111111111111111111 HU H 11~i'~' 1~U 11.10.11 m 11 Il ll. I li li ll l il li 111 M IT [1 1111 1] 11 'T [1 111 T L 111-[ 8 1111 [ l iT [1 1111 [1 1111 1-1 11 'T [l il i [ ITI I Ill14 lit D I IRI[ HIT [ Illl [I Hl IllIll IlllII Illill lIlli LlillI lilli Illill U.H Il Illâ€žIII Illill IlllII IlllII IlITIIA{Ill lilli H[jil Ililll Ililll I Il lITII I ITII Ill[I NITII HITII lilli I[.TII IlITII NITII HITII H Ill INTII -I]fll IlITII IlITII HIBANIT I lili -It lili L lil li lili [I IlIT U Illl [I lit 11 IlIT [-11 IJ[111Il ll ]I l[Il IlITIK.Il I Ill lili lili[ .Il.1-Il lilli Illtll lili Illl II Ull Il IllIll Illl11 lilli lilli'I]li li Ill r Il-[Il lili lITI Ililll Ill.1.L Illl=H Illl_4l IlITII HITII IlITI IlITII IlITIIyl,ITII I , , ,,, , i r--'- ~ N 13-Ull Il 11 L 11 1.1 [LL.IJ.UJ=~ -1 3]111 1 l)illidda.62205 . 1111,1111) - Al'1111'J . 44 il--I--i-I--- i A 70. PLATE - UNIT 9/4 7 ELEV. Ill'-0' 4=6=6=kÂ·1 ---- - .77-Ti 7 111.711 '1 1 T A 70. F.F.. 'PER - UNIT 3/4 7 ELEV. 1042. 11111/ 112 - r~ - -7 - - 03,0 A To. FF. I MAIN - UNIT 3/4 7 ELEV. too'-0- il _,1.LLL,-,-1- 1 1 2 El I 1 1 2 21 1 1- -1 1 1 1 --1 11 1- 1 1 1 111 A TO. F.F.. LOPER - UNIT 3/4 Y m-Ev. 010'27 2---------2------5---- -EL________________LJ NORTH ELEVATION - NER BUILDINe 1/4" = 1'-0" ) 55#51.51 51515 -3/- E1Jev. ioa-O- 1 TO. PLATE O BATH 1 TO. Pr. I UlipeR -~.21 110'-O. 4 4 11 11 11 11 11 2-3 d.5 2.-5 d -5 2-6 1 A TO. F.F. / LOVER ELEV. 64'-O' Ih-_EASTELEVATION_--MREEE-NG 1/4" = 1'-O" -i-i- 23*23; :M: 1 To.PLATE - INIT 5 -8.W.vi/. H H E-3 au--i'BE' 1@1 J.. r.o. F.F. 021,N =IMLE...._ ~ -7--EEE,00Â·-0- 1 1 1 1 1 LU 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SOUTH ELEVATION - HISTORIC BLDS. CA INEST ELEVATION - HISTORIC BLDe, 1/4" = 1'-0" \-, I /4 "= 1 '-0" ....1. 1 F][--1 El E F]1-1 . lili m~0, r~kn 1.-4 -1 2Id#k .1 A -*KI BE[PIE Â® 434 .: 1111111111116,~& _[-1 n n 1-1 1- 1 4 . i] 11 ||!â€žunmr||| ||[|||||||||4- *. i r . 11111111%@11111[Ilml'Ell'ImÂ®'Fl'1Nlilli[ Il:.1 1111111111111!11 U 111111111.11.51'7 ,=51 --1--- 111= 19- -- -npl - -- I- = 1010 1-10 1-'El 1--IL ~h E. HOPKINS STREET ELEVATION - NORâ„¢ 1 consortium 1 49 architects 1 pob 3662 1 Aspen, CO 81612 1 email: rally@aspeninfo.com phone/fax: 970 925 6797 819 East Hopkins Ave Historic Project Proposal - exhibit "K" To: The City Of Aspen CC: Tom Fellman Date: March 26,2003 Mitch Haas Subject: 819 E. Hopkins Avenue From : Rally Dupps (Representative) Existing Conditions: The property consists of Lots D, E and F, City and Townsite of Aspen, also known as 819 E. Hopkins Avenue. There are 2 existing structures on this 9,000 square foot lot. The historically significant one of these is the two-bedroom single-family residence listed under Aspen's Inventory of Historic Landmark Sites and Structures (hereinafter "the Inventory"). The other structure is a non-historic wooden storage shed that is in extremely poor, dilapidated condition. There also exists on the property a cottonwood tree of nearly State-record size. The City of Aspen Parks Dept. has requested that the buildings be moved into side and rear yard setbacks so that the tree's roots are preserved to the greatest extent possible. Two large, fully mature Colorado blue spruce trees are located just in front of the historic house, approximately 12" off the property line and the City right- of-way. The site is essentially flat. The site is zoned Residential Multi-Family (R-MF) and is surrounded on all sides by large 2&3 story multi-family housing blocks. There is also a two-story single-family house immediately to the west of the property. This home may have some historic materials, but its integrity is largely lost due to many renovations which have obscured its original form. The allowable F.A.R. floor area is 9,000 square feet (1:1), which may be increased to 9,900 square feet (1.1:1) by special review. Proiect Description The applicant is requesting the following approvals from the HPC: 1. On-site relocation of the miner' s cottage; 2. A 500 square foot FAR bonus; 3. Conceptual approval of the proposal, as a whole. Our application is for a multi-family building consisting of five units and utilizing the allowable FAR. In recognition of the total preservation and restoration of the historic house, we are requesting a 500 s.f FAR bonus from the HPC. Together with the allowed FAR, this will bring the project to 9,500 s.f of total FAR floor area. Four of the five units are located in the proposed new structure, with the remaining unit in the historic house itself. Of these five units, three will be deed restricted as affordable housing. The entire project will contain seven new bedrooms and five of these will be dedicated to affordable housing. Subsequent to HPC Conceptual review, we will use the PUD process to establish project-specific dimensional requirements. We are requesting HPC conceptual approval as our first step toward this goal. The property provided many challenges as we began the design process. Two such challenges are presented by the need (and desire) to preserve both the historic home and historic cottonwood tree. The zoning allows for Â·a good deal of allowable FAR to be placed somewhere and this raw square footage must be used in a way that protects and preserves both of these treasured community assets. Our responses to the Â®plicable review criteria are outlined below. Design Criteria: In seeking PUD approval, we set out to achieve community benefit in a number of ways. The first of which is our proposal's protection of the cottonwood tree. We worked closely with Aaron Reed of the Parks Department to come up with a buffer zone that will protect the delicate and extensive root system of the cottonwood tree. This tree which is estimated to be as old as the historic house, is of near State record in size, and is a unique example of Aspen's living history. Secondly, we are proposing a major restoration of the historic house. Over the years, there have been many insensitive renovations and alterations to this building and the changes have served to increasingly obscure the original design. We propose to restore the building footprint to its original form, as shown on the 1904 Sandbourne map. Although the proposal requires on-site relocation, the historic cottage will have NO additions built onto it whatsoever. We propose to restore its original shed roof forms, exterior columns, and materials. It will have a minimum 10'-0" buffer zone on all sides around its exterior and will be brought forward on the site in an effort to increase its prominence (and deliver it from relative obscurity). The historic home will be featured by its improved location and will be sensitively framed by the new apartment building. The house will now be truly visible from the public right-of-way on three sides, much improved from its original partially obscured location. Thirdly, we are proposing five new bedrooms and three new units of affordable housing. The affordable housing component of the development is comprised of the historic house, which will include three bedrooms, and two additional units incorporated into the new structure. These new units will each include one bedroom. All affordable housing units are generously sized with above grade bedrooms, living rooms, and kitchen facilities. With a total ofjust seven new bedrooms (free market and affordable housing combined) being constructed on site, the five bedrooms of affordable housing represent more than seventy-one percent (71%) of the mix. Our new apartment building, along with the historic house, is arranged around a courtyard which features the historic cottonwood tree. The massing of the new four-unit structure itself has been sensitively sized. Massing of the faGade along E. Hopkins is greatly reduced with low plate heights and shed roof forms that angle away from the street. The master bedroom wing is placed on columns and is set back approximately 15'-0" from the front f*ade of the historic house. Since this portion of the building is elevated on columns and is set back from the historic resource, the west side of the historic house is completely visible from the street. In fact, the new location of the historic building with respect to the new apartment to the west and the existing apartment to the east, will provide north, east and west views of the historic building for public view. All building directly behind the historic house is minimized in height and is comprised of building forms that will emphasize that it is a separate structure entirely. All parking will be handled on site within garages which are accessed via the rear alley. This is discussed further in the "residential design standards" section, below. The new building will incorporate familiar building forms while complimenting the historic house by using shed dormers and gabled roof forms, but these will be reinterpreted with modern architectural materials and roof forms, using flat and single shed roofs. The heights of the new buildings are far below the allowed height limit of 25'-0". The front fagade plate height is only 18'- 0" compared to the 15' -6" height of the ridge of the historic house. This sensitive massing acts as an inflection to the historic house to the east and the single family residence to the west. HPC Conceptual Design Standards: For this conceptual review of HPC, we are seeking approval for the basic form, massing, and other relevant architectural considerations. Our intent is to go through the PUD process where dimensional requirements will be established. These dimensional requirements will include things like site coverage, side yard setback, FAR, height limits and other similar guidelines. As in similar cases such as the Christiana and others before, we are hoping that HPC will grant conceptual approval at this time so that we will be able to go forward through the PUD approval process with this important and pivotal step addressed. We have met with the HPC on two separate occasions for work sessions to discuss concerns with our plan relative to the Guidelines. The outcome of both of these meeting has been to reduce the height of the E. Hopkins fagade of the apartment building, and pull back the 2 story "master bedroom" element. The only outstanding concern we encountered involved at least two of the board members being of the mindset that trees are temporary, while Victorian houses are permanent. These board members suggested flipping the plan so that the historic house is located on the west edge or the property. While we understand their concern, we have special circumstances here that should be noted. In this vein, it is necessary to get our point across regarding saving and protecting the unique and fully mature trees that affect this property in two ways: a. The cottonwood tree is historic in itself. The tree is approximately 100 years old and a near State record in size. It exists for community benefit as a rare example of Aspen's living history. Therefore, we must save and protect it. A flip-flopped scheme would require removal of the cottonwood tree. I have already worked with Aaron Reed of the Parks Dept. to develop a scheme that would protect the delicate root system of this valued tree, and learned that the Parks Department is not at all inclined to issue a permit for the removal of said tree. Given the need to preserve the cottonwood tree, the site is too constrained to allow a simple flipping of the site plan without irretrievably compromising the very goals motivating the owner to undertake the project. b. The same board members suggested moving the historic house to the west (as opposed to the east, as shown on the proposed site plan). This would place the house directly behind a pair of fully mature 70 year old Colorado blue spruce trees located within the City right-of-way. The HPC Guidelines require landscaping to be arranged so that it features the historic house; the suggesting site planning would require harmful pruning to both of these trees so as to allow featuring of the historic house at such a location. Both tree's full and dense canopy is only 7'-0" above grade and the historic house is approximately 16'-0" to the roof ridge. Both ofthese trees are City property and the Parks Department has informed me that they would not allow any scheme that requires pruning these trees and /or removal of the cottonwood. Thus, flipping the site plan would be counterproductive with regard to the goals of the HPC inasmuch as the historic resource would be severely obscured from public view. We do not wish to prune these trees at all in our current configuration. Furthermore, from my research with landscape architects, the required pruning could irrevocably damage or even kill these significant antique trees. During my research for this property, I spoke with city preservation officials regarding which side of the property would be preferable for placement of the historic house. Both the previous architects working on this scheme and I have been given the direction by previous HPC boards during site visits and by City officials to move the house to the east, not the west. 1. House Relocation: An on-site relocation of the historic house to the west is requested in order to give the historic house improved prominence along E. Hopkins Avenue. The house, as it rests now, is partially obscured by dense spruce trees located in the City right-of-way (please refer to the discussion of"design criteria," above). Moving it away from its partially obscured placement will allow for new, separate and detached construction within the lot in a manner consistent with the zoning, and in a way that preserves the historic cottonwood tree and features the historic house. In its new location the historic home will comply with the setback requirements along E. Hopkins while retaining the large front yard framed by the new building and mature trees along the City right-of-way. Bill Bailey has reviewed this historic home and it is his opinion that the house can be moved without damage to the structure (see Exhibit G). 2. 500 s.Â£ FAR bonus and allocation of FAR: The historic house has been damaged over time due to the many insensitive repairs that have decimated its historic integrity. The remaining historic building materials are in original, un-restored and deteriorating condition. The foundation is in alarmingly poor condition, with large areas of crumbling or missing stone and mortar. Our proposal will bring the house entirely back to its historic condition, circa 1904. All over-framed roofs, boxed in columns, and over-siding will be removed to restore this house back to its mint condition. There will be no additions onto the building form, as discussed above. This approach is uncommon and is intended to minimize impact to the historic home and its unique historic character. The new building's massing is scaled so that it responds than the historic structure. The new multi- family scheme will further conform to the Aspen Area Community Plan by promoting urban density and increasing the availability of smaller, less expensive affordable housing available to local residents. In order to accomplish the project in this manner, the 500 s.f. FAR bonus for the historic lot is requested. 3. Conceptual Approval for Renovation of Historic Home: (See "Design Criteria," above.) 4. Partial Demolition: The Partial demolition plan is indicated on the site plan. It consists o f demolition of the non-historic, separate, detached wooden shed and the non-historic gabled shed addition to the rear of theÂ·historic home. a. This partial demolition will eliminate a non-historic addition to the historic home. The partial demolition will not involve any historic features, siding or trim of the historic home. (Note: the existing siding on the home is not historic.) b. The non-historic addjtion to be demolished may currently be confused as being an historic part of the home. Its removal should enhance the architectural character and integrity of the historic home. c. The partial demolition is located on the rear, alley elevation of the home and will not significantly impact the character of the neighborhood. d. Â· The separate dilapidated shed is not historic and will be demolished to accommodate the new buildings. Residential Design Standards 26.410.040: Our proposal is for a five unit, multi family apartment building. The majority of the residential design standards are geared toward single-family residences; however, our design strives to meet all of the standards. The very nature of a large amount of FAR, site constraints, historic trees and buildings, and conflicting city government goals require thoughtful, well-reasoned solutions. To that extent, we have generated a design that responds to these unique design challenges with unique design solutions. 1. Site design: The collection of buildings will create a consistent faQade line which will define the public- and semi-public realms. Our project meets the 60 % standard for street facades. 2. Building form: Due to the unique character of a multi-family apartment building, the historic home will serve as a secondary mass, without a connecting element. 3. Parking, garages, and carports: Parking for all units is handled on-site by a series of garages which are accessed from the alley. We are requesting an HPC granted variance of one parking space. Our proposal calls for garage doors that are alley level, all with single stall doors. No individual garage stall exceeds ten feet in width. 4. Building elements: Our proposal faces an inward oriented courtyard. Standard D. 1. is met inasmuch as the doors to the building face this inner courtyard. Our proposal raises a small portion of the principal building on columns, and reduces the massing facing the street in order to recess new buildings away from the historic building, decreasing perceived density, and giving the historic building greater street presence and significance. Part of the new building's E. Hopkins fa~ade includes one-story building and shed roof elements with street facing principal windows which are similar to those seen in local building traditions. Street facing window placement respects the "no window zone" between 9'-u and 12'-0". There are no non-orthogonal windows. All lightwells are completely recessed behind the front wall of both buildings. 5. Context: This project uses roof and building forms that both respond to the on-site and neighboring single family residences. These forms are also of the type that are Aspen vernacular, with simple gable and shed roof forms. All materials shall comply with Code requirements, and will be subject to Final HPC review and approval. The apartment building will inflect towards the two story neighbor to the west. This building is closer in proximity to the new structure than will be the on-site historic house. The apartment building does step down considerably towards E. Hopkins Ave. The low shed roof form of the two- story mass inflects down toward the street and is lower than the ridge height of the neighboring single-family building. Along E. Hopkins, the apartment building facade is only a few feet higher than the historic on-site building. The one story element is approximately 7'-0" wide along E. Hopkins and approximately 9'-0" wide perpendicular to E. Hopkins Ave. It steps back in a similar fashion to the street front as its neighbor to the west. The two-story building mass is reduced by raising it up on columns, completely opening it up at ground level and stepping it back approx 15'- 0" from the historic building located on site. All site density is confined to the setbacks so that open space for a center courtyard is created, which will be easily perceived from the street. Although much of this dense multi-family neighborhood is occupied by large, insensitive two and three story housing blocks, our proposal strives to reverse this trend. Our new building will sensitively respond to the two remaining single-family residences, preserve valued historic architecture and landscaping, and break up its own mass into familiar, vernacular forms in keeping with traditional building styles and forms of Aspen. LIST OF EXHIBITS: A: Public Notice Affidavit B: Public Notice Mailing List C: Site Plan Existing D: Proposed Site Plan E: Conceptual Design Package for 819 E. Hopkins Ave. F: Dimensional Requirements Form G: Letter from Bill Bailey regarding the Relocation of 819 E. Hopkins Ave. H: Agreement for Payment of City of Aspen Development Applications Fees. I: Land Use Application Form J: General Information Checklist K: Affidavit of Public Notice L: Copy of Title Policy for 819 E. Hopkins Ave. M: 819 E. Hopkins Ave. HPC Conceptual Proposal Document