HomeMy WebLinkAboutLand Use Case.HP.920 W Hallam St.41-97
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January 20, 1998
Mitch Haas
130 S. Galena Street
Aspen, CO 81611
Re: 920 W. Hallam Street
Dear Mitch;
This letter is to inform you that the application which was submitted for 920 W. Hallam
Street was submitted by a partnership which is no longer in existence arid as part of a
contract to purchase the property which expired on January 5, 1998. After that time,
there was no authorization from the owner to take any action on the property, therefore
we request that the application and all public notices regarding it be considered null and
void.
We also request the refund of the remaining application deposit fee which is held by the
Aspen Plarming Department.
Sincerely, . ~
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David Guthrie
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Mr. Jake Vickery
100 South Spring Street, #3
Aspen, CO 8)611
AsPEN' PIrKlN
COMMUNITY DEVELOPMENT D~PAIITMENT
January 22, 1998
Dear Jake:
In light of the recent confusion regarding the status of land use applications for the
'property at 920 W. Hallam Street and the associated hearing dates, I have decided to
explain in writing what materials are needed to c~mplete the submitted' applications.
For the Historic Landmark Designation application, the Community D.;:velopment
Department will require the following additional/supplemental materials: .
. A new letter of authorization to apply;
. New proof of ownership;
. A new grant request letter; and,
. New noticing and proof of noticing for hearings.
For the HPC Significant Development Conceptual Review, On-Site Relocation, Partial
Demolition and Ordinance 30 Review (if applicable), the Community Development
Department will require the following additional/supplemental materials: , .
. A new, full-sized site plan indicating the existing and proposed conditions of the site
. (including proposed location(s) of all structures to be relocated);
. Architectural Elevations of all proposed structures, including the proposed design of
the existing structure following the partial demolition, as well as as-built drawings of
the existing structures;
. Floor plans of proposed str:uctures for Ordinance 30 review;
. 'Demolition plans indicating what is proposed in the partial demolition request;
. Written responses to ALL review standards, including those assocIated with the
Historic Lot Split, the Significant Development (Conceptual Review), the On-Site
Relocation, the PJirtial Demolition, and the any Ordinance 30 Variance requests (if
applicable);
. . A new FAR bonus request (if desired) --- a code amendment was passed a few
mont1;J.s ago requiring that all applicants seeking. an FAR bonus from the HPC
participate in a worksession with the HPC explaining' the justification for the bonus
request prior to formal review.
. New application cover. page (land use' application form) and dimensional
requirements form;
. New letter of authorization to apply, and proof of ownership;
. New noticing and proof of notice. for hearings;
. New payment of total fees ($600) and new, signed fee agreement.
130$<.JUTH GALENA STI,EET . ASI'E!'\, COI.ORADO 81611-1975 . PHONE 970.920.5090 . FAX970.920.5439
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Given the current date and the time needed to adequately complete a review of the
, additional materials required, prepare a staff memo, conduct an HPC site visit, hold a
workse~sion to discuss the merits of an FAR bonus request (if applicable), and complete
the required noticing activities, there is no way anything can be ready for the January 28,
1998 HPC hearing. We can, however, use the January 28 meeting to arrange times for a
site visit and the aforementioned worksession, if you should so desire. The next available
HPC hearing would be February II, 1998, and to be prepared for that date, the required
submittal materials will need to be in the Community Development Department no later
than the 27th of January; otherwise, the next HPC hearing will be on the 25th of
February (submissions for this date will be required no later than the lOth of February).
You will also need to pay close attention to the dates associflted with notice requirements
when plarming your timetable; for instance, publication of notice in the newspaper for
the February 11, 1998 HPC hearing must be accomplished by the 24th of January (this
means final copy must be sent to the newspaper by the 20th of January). These dates may
render the February II HPC hearing an impossibility.
As the notice requirements for the February 9th City Council hearing have been missed,
and I can see no hann in postponing the second reading of the Landmark Designation
Ordinance by two weeks (to February 23rd), I believe we would be remiss in pushing to
have the item heard at the February 9th hearing, especially when considering the minimal
risk involved. For the February 23rd Council hearing, all of the above mentioned
submission requirements for the Landmark Designation process will need to be delivered
to the Community Development Department no later than the 9th of February.
The Second Reading before City Council of the Landmark Designation Ordinance has
never been noticed, and the notice language has not been prepared; however, a notice for
the Plarming and Zoning Commission hearing on the Landmark Designation application
is available. The HPC application for the lot split, conceptual deveJ<;>pment review,.
partial demolition, on-site relocation and variances has been noticed, but the notice that
was used is no longer valid/applicable. That is, the information provided in the HPC
notice is no longer relevant to the current proposal and will, thus, need to be re.noticed
completely. I have attached copies of both of the new notices for your review, but these
Will need to be updated/corrected prior to use.
I believe the foregoing adequately addresses all currently remaining questions regarding
the processes Involved with the 920 W. Hallam Street applications. Should you have any
questions or concerns, please do not hesitate to contact me at 920.5095.
Mitch Haas
Planner
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PUBLIC NOTICE
RE: 920 W. HALLAM STREET LANDMARK DESIGNATION
NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, February
23, 1998 at a meeting to begin at 5:00 p.m. before the Aspen City Council, Council
Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by
Jake Vickery, requesting approval for Historic Landmark designation of the property.
The property is located at 920 W. Hallam Street, and is described as the East 1/2 of Lot
M, all of Lots N, 0, and P, and a portion of Lot Q, Block 4, City and Townsite of Aspen.
For further information, contact Mitch Haas at the Aspen/Pitkin Community
Development Department, 130 S. Galena St., Aspen, CO (970) 920-5095.
stJohn Bennett. Mayor
Aspen City Council
Published in the Aspen Times on February 7, 1998
City of Aspen Account
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PUBLIC NOTICE
RE: 920 WEST HALLAM STREET, CONCEPTUAL DEVELOPMENT REVIEW,
PARTIAL DEMOLITION, ON-SITE RELOCATION, ANDSUBDMSION EXEMPTION
FOR AN HISTORIC LANDMARK LOT SPLIT (1\l'iIl Y~.~~'Q..
NOTICE IS HEREBY GIVEN that a public hearing will be held on '?I~dnesday, February 11, r
~ at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City
Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by
Jake Vickery of 100 South Spring Street #3, Aspen, CO, requesting conceptual development plan
review, partial demolition of the existing house and shed, on-site relocation of the garage, a 500 ?
s..<luare fQ9t FAR bonus, and an historic landmark lot split subdivision exemption. The prop;tyTs .
located at 920 West Ballam Street, and is described as the east 1/2 of Lot M, all of Lots N, 0 and P,
and a portion of Lot Q, Block 4, City and Townsite of Aspen. For further information, contact.
Mitch Haa at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen,
CO (970) 920-5095.
s/Suzannah Reid. Chair
Aspen Historic Preservation Commission
Published in the Aspen Times on January 24, 1998 '!
City of Aspen Account
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PUBLIC NOTICE
RE: 920 W. HALLAM STREET, CONCEPTUAL DEVELOPMENT REVIEW,
PARTIAL DEMOLITION, ON-SITE RELOCATION, mSTORIC LANDMARK
LOT SPLIT AND VARIANCES
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday,
December 17, 1997, 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 Jake Vickery, requesting conceptual development
review, partial demolition of the existing house and shed, and on-site relocation of the
garage. The following variances are requested; a 5 foot rear yard setback variance, 5 foot
setback variances on the east and west sideyards, a 10 foot variance on the combined
sideyards, a 10 foot variance on the combined front and rear setback requirements, and a
500 square foot FAR bonus. The property is located at 920 W. Hallam Street, and is
described as the east 1/2 of Lot M, all of Lots N, 0, and P, and a portion of Lot Q, Block
4, City and Townsite of Aspen. For further information contact Mitch Haas at the
AspenlPitkin Community Development Department, 130 S. Galena St., Aspen, CO.
(970)~920-5095.
sf Suzannah Reid. Chair
Aspen Historic Preservation Commission
Published in the Aspen Times on November 28,1997
City of Aspen Account
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LAND USE APPLICATION FORM
1.
Project name:
920 W. Hallam Street.
2. Project location: 920 W. Hallam Street, the east 1/2 of Lot M, all ofLots N,
0, and P, and a portion ofLot Q, Block 4, City and Townsite of Aspen.
3. Present zoning: R-6.
4. Lot size: 11,155 squarefeet.
5. Applicant's name, address and phone number: Jake Vickery, 100 S. Spring Street,
#3, Aspen, CO 81611,925.3660,
6. Representative's name, address, and phone number: David Guthrie, P.O. Box
4704, Aspen, CO 81612, 925-5521, 379-7726.
7. Type ofapplication:
Ordinance #30
Conceptual review, partial demolition, on-site, relocation,
8. Description of existing uses (number and type of existing structures, approximate
sq. ft., number of bedrooms, any previous approvals granted to the property): Two
bedroom single family house- approximately 990 square feet, Garage- approximately 454
square feet, Shed- approximately 231 square feet. No previous approvals have been
granted.
9. Description of development application: Subdivision of the east 4,100 square feet
of the lot to be rezoned to Affordable Housing. Relocation of garage from the AH site to
the west 7,055 square feet of site, which will remain R-6. Construction of three units on
the AH site, to be reviewed by HPC. Partial demolition of the historic house to remove a
1960's addition. Relocation of the shed off of the site. Renovation of the historic house
and the design ora new house to the west of the historic house will be reviewed by HPC
at a future date.
10. Have you Cl!mpleted and attached the following?
Attachment 1- Land use appllcation form
Attachment 2-General submission requirements
Attachment 3-Specific submission requirements
Proof of public notice (must be provided at public hearing)
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October 27, 1997
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Mitch Haas
City of Aspen
130 S. Galena street
Aspen, CO 81611
RE: 920 W. Hallam Street
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Dear Mitch,
By this letter I designate David Guthrie, P.O. Box 4704, Aspen, CO 81612, to
represent me in this application. David's daytime phone number is 379-7726.
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Sincerely,
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Jake Vickery
1 DOS. Spring Street, #3
Aspen, CO 81611
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L10rder Number:
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Dz. E~tiar!: 5epUmber 15, US, 41: 7:.30 A....
1. PoIfcy or Polidu ra luI i.mUd.'
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B 3. TM mare or i~'"esr in 1M land ~c:'ibed or rejerred 1() in riW Cal'7l17li:menr and covered h.erein is
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~ 4, 1i:zie ra d:4 :a. s.:.ml'.za e:oare or :nw-esr in said land Is at !he effectivl! riat" lufreoj ';e~Ied ill:
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U 1U:rZZ:. SICS:!' as to an 'U::l:.v:.:s:l 1/2 .!.'::sr9S1: an: ."U!!!IZ SIC:FJ" &Ii == .on.
r:nd.:..v:idsd 1/2 ~:a.-u:.
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5. 11:e land rejerreti ro in thi: c';m",it",47rr i:: wcribed as fol1aws:
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I See At:t:ac.'1ed ZegaJ. .D.sc:"~~
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S'Ll.'IZMENT OF CHARGES
~ dtt:rges an _ and. p~lc l1ejrJ'" <:
PolU;o; QZ/J be iDllr:ti.
Ug:z OwnU'.s ~~
1'= C:or~:.":s
zc_ ua.l (OlIn":;
~l ,1157 .00
$ 10.00
$ laO.aO
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25. TITLE DOCUMENTS AND NOTlCES- Notices to party or parties represented by listing
broker shall be deemed received when delivered to listing broker. Notices to party or parties
represented by co-cperating broker, shall be deemed received when delivered to said co-
operating broker, Notices shall be deemed deflVered when either faxed, hand delivered or three
days after deposit in the U.S. Mail, C$rtified retum receipt reques'.ed to the cfIice of the respective
broker. Copies shall be mailed to: .
BUYER:
Jad< H. Vickery
100 South Spring Street #3
Aspen, Colorado 81611
Fax 925-2.J':??
N1A
WITH COPIES TO:
SELLER(S): ,
K.."1ie T. Skiff
clo Ricil Wagar AsscCates. l:.LC
601 i::ast Hyman Avenue #1 04
Aspen. Colorado 81611
Fax 920-1010
NIA
WITH COPIES TO:
26. . WITriDRAWAL OF LlSiiNG - Seller and Sellers broker agree to remove the property
from the market d~=r during the c:csing pericd~ 'Suyer shall have the right to freely ,market
interests in the proce11'f. inc:ucing but not limited to listing in the MLS and piaC:':g a ;eal es;.,t"
sign on the proceny. and c:::..""'c: fer the sale said interests in the property so ieng as sue::
offerings anc asreements arec:::mingent upon 3uyerdosing cn the property.
27. LE'3AL CCUNSE. - Tnis is a lesal instrument and Usting anc Seiling Srokers
recommend t:"let the parties seek lesai. tax and individual counsel befe;e signing this asreement
za. W\ND USE AP?LlCA 110NS ':'Seller hereby permits and al.,'thorizes Buyer to submit
during the I nspec:icn and C:csing period any and all land use acplications fer proposed
development of the prope11'f so long assucil applications and approvals are contingent upon .
Buyer or his ass!sns c:os!ng on the procerty. Costs reiated to sue., applications shall be the sole
responsibiiity of the 3uyer. .
2g. Sl=: I =::<:5 WARRANTJES ..:..ND RE?RESENTATlONS. Seiler ;epresents and warrants
as follows that
(a) Seller has not ;ecaived any notics, written orothelWise. from any govemmentaior quasi-
governmental agenC'1 requiring the colT!!ctlon of any c:::ndition with respect to the property, or any
part thereof.
(b) There are no c::ntrac:s. c::mmitments, obligations, leeses, or agreo..ments of any kind that
relate to the Proper:y whicil are or will binding upon the Property or Suyer other than matlers of
record.
Seller t::::
9{,..,
Katie T. Skiff
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I Date .
Rie." Wagar Assodates, LLC Date
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SIGrA~orS; IrI,~ ~.
ak' Vid<ery erorr ~ Date
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Ef 'tHE EAST 1./2 OF LOT M; LOTS N, 0, P; AND THAT PARCEL DESCRIEED AS
COMMENCING AT THE SW CORNER OF tOT Q, ,THENCE S 750 09' un E 7.16"
l: """T, THENCE NORTHERLY TO A POINT ON THE NORTHERLY LINE OF SAID tOT Q
WRICK LIES S 750 09' U" E5.9S ~T FROM THE NW CORNER OF SAID LOT Q,
THENCE N 750 09 I ~J." W 5.95 FEET TO THE NW COR..1I7ER OF SAID LOT Q,
THENCE S ~40 SO' 49" E ~oo F!:..:::r TO THE POINT OF BEGINNING;
ALL IN SLOCK 4, CITY OF ASPEN .
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EXEIErT A
COUNTY OF PITKIN, STATE OF COLORADO.
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920 w. hallam street
Existing conditions: 920 W. Hallam Street is a 11,155 square foot lot which is improved
with a house and two outbuildings. It is zoned "R-6, Medium Density Residential," and
sits on the edge of the West End neighborhood, bordered by Highway 82 and other
residential development. Immediately adjacent properties' are primarily duplex and
multi-family dwellings. Single family homes exist on the north and west of the site.
History: The house was built in 1888 and is eligible for the National Register of
Historic Places as an excellent example of an Aspen miner's cottage. The property has
been in the Skiff family since 1935. Two other buildings exist on the site, which are used
as a garage and a shed. The garage building was moved to the site in the late 1940's and
at one time served as housing for workers on the Colorado Midland Railroad. The shed
was a concession stand at the base of Aspen Mountain and was moved to this site in the
early 1940's.
Proposed development: The proposal is to subdivide off the east 4,100 square feet of
the lot and rezone that parcel to "AH1-PUD," With the remainder of the site to. retain "R-
6" zoning. The "AH" parcel will be developed with three attached units; one free market,
L ') one "Resident Occupied," and one deed restricted category unit, as allowed by the zone
~~ district. All units will be have three bedrooms. The second parcel Will contain the
~~& ~histOriC house and a new single family house to the west, w. hich is an allowed use on
W!'1l 6,000 square feet for historic landmarks. The floor area for these two units is restricted
to 3,387 square feet total. The existing garage will be moved from the "AH" parcel to the
"R-6" parcel. The shed is proposed to be moved back to the Aspen Mountain base area.
The aP1?!icant is not prepared to provide architecture for the R-6 parcel at this time.
13ecause the develo1;lII1ent review process for the affordable units is a lemrtJ;rier process,
they are the immediate focus.
~~-:Y7' (Attached are a site plan and architectural drawings of the proposed "AH" development.
'fUOf-T\~ .') the free market home will be approximately 1700 square feet plus a basement. The
ok'M 2resident o{'.el1pif".d unit will be approximately 1J59 square feet pll1~ A hA~ement. and th~
u~trf>. category unit will be l,i!50square feet with l.!.2..basement.
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The development requires some aspects of th lOnal requirements to be addressed
by Special Review at P&Z, namel uilding hei , parking, and Floor Area Ratio. The
design takes advantage of the very slight drop in grade towards the rear of the site and
locates three covered parking spaces, and one uncovered space below the unit on the
alley. This unit then has a lower plate height on the second level in order to maintain a
consistent ridge height with the other houses on the "AH" parcel.
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Allowed Floor Area is established by Speci31 Review. The maximum 'tted for the
site by Special Review is fQ'llY square feet The proposed FAR is square feet in
order to create 3 bedroom units, The entire property is to be designated a landmark, and
HPC will review the propos31 for compatibility with the historic resource.
Development Objectives: Because the property is historic, it may be developed with a
total of three free market homes via the "Historic Landmark Lot Split." The applicant has
chosen to pursue an aft'ordable housing scenario out of a desire to help meet the
community's great need for housing for full time residents. We feel that the site is
extremely appropriate for AH development. because of its size and characteristics, very
close proximity to transit, the multi-family nature of the surrounding development, and
the compatibility of family oriented housing with the neighborhood
In addition, we are strongly interested in the historic significance of the site and have
designed the project to be sympathetic in architecture and scale to the existing buildings,
Development Schedule: The intention is to complete the review process in January and
to apply for building permits so that construction can begin in the Spring and be
completed by Winter.
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ATTACBMENT2
DIMENSIONAL REQUIREMENTS FORM
Jake Vickery
920 W. Hallam Street
~~155 square feet vol ~ 706;1, '-"T"
1,675 square feet ('
Fathering parcel: 3 sq. ft. single family; 4,209 sq. ft. 4up1ex
, New Lot 1 (AR) 4,50 quare feet; New Lot 2 (R-6): 3,387 sq. ft.
Proposed FAR: Lot 1: 4,500 square feet; Lot 2: 3,240 sq. ft.
Existing net leasable (commercial): NA
Proposed net leasable (commercial): NA
Existing % ofsite coverage: 13%
Proposed % of site coverage: Lot 1: 58%, Lot 2: To be determined
Existing % of open space: NA
Proposed % of open space: . NA
Existing maximum height: Principal bldg: 14' Accessory b1dg: 12'
Proposed max. height: Principal bldg:Lot 1.30', Lot 2. 25'
. Accessory bldg: no change
Proposed % of demolition: 25%
Existing number of bedrooms: 2
Proposed number of bedrooms: Lot I: 9; Lot 2: 6
Existing on-site parking spaces: 1
On-site parking spaces required: Lot 1 (AH): 6; Lot 2 (R-6): 4
Applicant:
Address:
Zone district:
Lot size:
Existing FAR:
Allowable FAR:
Existin : I Minimum required: Proposed:
Lot.2.
ro rOD: Front:
Rear: 31' Rear: 5' Rear:
Combin om med Combined
Front/rear: 61'10" Front/rear: ear:
Side: 46' east Side:
Side: 37' west Side:
Combined Combined \10' Combined
Sides: 83' Sides: Sides:
"". . 6 6~txis tin' g none OnfOrDl. ities or enc roachm.. e nts: Shed .and garag e encroach in. to alley.
\0 /o',\f'" Variations req~: Ct Dimensional requirements for the AH parcel will be
v~Gv I.. 0P.'-
~I ~etV established by ough the PUD process. The proposed setbacks are similar to those
e1~~of-' required in the R-6 zone ,district. A height variance is needed for the rear units on the AH
i\?-~tJO site so that parking may be p1acedbe10w them. For the R-6 parcel, variances are
. expected to be needed on the east and west sideyards due to the location of the existing
house and some vegetation, and to accommodate light wells. A five foot rear yard
. variance is requested for a garage due to the location of the existing house.
. .
r-.
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CONCEPTUAL DEVELOPMENT
Response to review standards
1. The proposed development is compatible in general design, massing and volume,
scale, and site plan with designated historic structures located on the parcel and with
deveiopment on adjacent parcels when the subject site is in a "H," Historic Overlay
District, or is adjacent to a Historic Landmark. For Historic Landmarks where proposed
development would extend into front yard, side yard and rear yard setbacks, extend into
the minimum distance between buildings on the lot or exceed the allowed floor area by
up to 500 sq.ft. or the allowed site coverage by up to 5%, HPC may grant such variances
after making a finding that such variation is more compatible in character with the
historic landmark and the neighborhood, than would be development in accord with
dimensional requirements. In no event shall variations pursuant to this section exceed
those variations allowed under the Cottage lnfill Program for detached accessory
dwelling units, pursuant to Section 26.40.090(B)(2).
Response: The existing house sits approximately in the middle of an 11,155 square
foot parcel. The property is on the edge of the West End and is zoned R-6, Medium
Density Residential. A large multi-family building which is not architectura1ly
compatible with the historic structure sits on the east of the site. On the south is
Highway 82 and the Villas. On the west and north are single family and duplex homes.
The Skiff family has owned 920 W. Hallam Street since 1935. Both the garage and shed
were moved onto the site by the family. .
This proposal involves subdividing a 4,100 square foot parcel on the east and rezoning to
"AH, Affordable Housing." While it is possible to do a historic landmark lot split and
create a total of three free market units and two to three ADD's on the site, the applicant
prefers to provide deed restricted housing units to help meet the community's need for
housing for full time working residents. The project is similar to the one undertaken at
939 E. Cooper Avenue by the Langley's. .
Three units are proposed for the AH parcel. The units are in a townhome configuration
because of the relatively small size of the lot and the desire to provide parking and some
open space around the buildings. The height of the units does increase to 30 feet at the
rear of the lot to accommodate parking below the units. The applicant is concerned with
creating a compatible relationship between the AH units and historic house, but also feels
that there is some benefit to blocking the west wall of the Sagewood condominiums and
creating a.better architectura1 transition. The AH units will be very simple in form,
detailing and materials. They will be comprised of one 1700 square foot free market
unit, one 1,350 square foot resident occupied unit, and one 1,350 square foot category
unit.
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On the west 7,400 square footparcel, the applicant will minimally renovate the historic
house and build another house to the west. Each of these houses will be up to 1700
square feet. The AH parcel is the applicant's primary focus at this point due to the longer
review process, therefore the development of the west parcel (Lot 2) is represented in
only a general manner at this time.
2. The proposed development reflects and is consistent with the character of the
neighborhood of the parcel proposed for development; and
Response: The neighborhood is a balanced mix ofsinglefami1y, duplex, and multi-
family housing. This projeCt will be compatible with those uses.
3. The proposed development enhances or does not detract from the historic
significance of designated historic structures located on the parcel proposed for
development or adjacent parcels; and
Response: Because the garage and shed were moved to this site, the historic
significance of the property must be tied mostly to the house. The applicant is sensitive
to the open character that has been a part of this property for some time and will respect
this character to the extent possible, for instance by providing gardens in front of the
houses, which has been a tradition on this site.
4. The proposed development enhances or does not diminish or detract from the
architectural character and integrity of a designated historic structure or part thereof.
Response: The applicant will restore the historic house and has modest plans for
additional space. The adjacent buildings will be architecturally compatible.
.
r-,
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PARTIAL DEMOLlTlOrol
Response to review standards
1. The partial demolition is required for the renovation, restoration or rehabilitation
of the structure or the structure does not contribute to the historic significance of the
parcel; 3lld
Response: The area of the historic house which is to be demolished was built in the
1960's and does not coiltribute to the significance of the structure. It is approximately
250 square feet in size.
Demolition or off-site relocation of outbuildings is reviewed by HPC under the partial
demolition standards. In response to the proposal to relocate tbe shed off of the site, the
applicant has identified an opportunity to move the building back to the base of Aspen
Mountain, where it served as a concession stand in the 1930's. The applicant finds that
this is an appropriate action.
2. The applicant has mitigated, to the greatest extent possible:
a. Impacts on the historic significance of the structure or structures located on the
parcel by limiting demolition of original or significant features and additions.
ReSponse: The area of the house which is to be demolished is not historic. The shed
is not original to the site.
b. Impacts on the architectural character or integrity of the structure or structures
located on the parcel by designing new additions so that they are compatible in mass and
scale with the historic structure.
Response: HPC will review the new addition to the historic house as part of the
"Significant Development" review.
, .....
.
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ON-SITE RELOCATION
Response to review standards:
2. The relocation activity is demonstrated to be the best preservation method for the
character and integrity of the structure, and the historic integrity of the existing
neighborhood and adjacent structures win not be diminished due to the relocation; and
Response: The garage is not original to the site, therefore its exaCt location on the
property is not significant. There win be no impact on the neighborhood.
3. The structure has been demonstrated to be capable of withstanding the physical
impacts of the relocation and re-siting. A structural report shall be submitted by a
liCensed engineer demonstrating the soundness of the structure proposed for relocation;
and
Response:
The report win be submitted prior to building permit.
4. A relocation plan shall be submitted, including posting a bond or other financial
security with the engineering department, as approved by the HPC, to insure the safe
relocation, preservation and repair (if required) of the structure, site preparation and
infrastructure connections. The receiving site shall be prepared in advance of the physical
relocation; and
Response: The exact location and treatment of the garage will be reviewed by HPC.
A letter of credit will be provided at building permit.
.
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RESIDENTIAL DESIGN STANDARDS
The project requires a variance from the following "Residential Design Standard:"
Inflection: If the street frontage of an adjacent structure is one story in height for a
distance more,than twelve feet on the side facing a proposed building, then the adjacent
portion of the proposed building must also be one (1) story in height for a distance of
twelve feet.
Response: The units on the AH site can only be approximately 28 feet wide in order
to provide a 5 foot setback on each side, which is standard for the surrounding
neighborhood. The inflection requirement would mean that the units could only be one
story for almost half of their width. The applicant finds that this standard cannot be
practically met given the narrowness of the lot Porches and bay windows are proposed
on the west side of the building to emphasize the relationship between the new units and
the historic house.
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