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Home My WebLink Aboutagenda.hpc.19980325AGENDA ASPEN HISTORIC PRESERVATION COMMISSION March 25, 1998 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS SITE VISIT: 12:00 p.m., Hotel Jerome Courtyard. Meet at site. 5:00 I. Roll call II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS il 5939 \-2 -- --3Â·,1<4,â€žn,1 Lc- +f-â€¢, 1 ,<i&.l,(+ -3F ILL 'no, l_< 1~72 R IV. NEW BUSINESS A. Sister City Flags- minor , <179 42,1_/7 '-5:20 B. 114 Neale Avenue- Conceptual, continue to May 13 - IL< ni en ru C. -240 Lake Avenue- Conceptual, Landmark, Partial Demolition, Variances, PUBLIC HEARING.-2 110 1.4 +0 4,2"t g' /'O 1 0 0 01 6:00 D. 930 King Street- d646DflidI, Landmark, Partial Demolition, On-Site Relocation, Variances, PUBLIC HEARING V. OLD BUSINESS 6:45 E. Tipple Inn- discussion 6:50 F.4-1-920 W. Hallam Street- worksession 7:20 G. ~ 303~E~Maim9tree~solt,t~~uildi~ermiUs~s- 9 *1 j 1 w. fra vic ~ 5 - r, c:5~~aci.. 0.0,+,~- 7:50 VI. ADJOURN 4,1 0 OJECT MONITORING Roger Moyer 303 E. Main, Kuhn ISIS Susan Dodington 712 W. Francis 918 E. Cooper, Davis 132 W. Main, McCloskey Meadows Trustee and Tennis townhomes 234 W. Francis Melanie Roschko 918 E. Cooper, Davis ISIS Suzannah Reid 303 E. Main, Kuhn 702 W. Main, Pearson 218 N. Monarch, Zucker 414 N. First 1008 E. Hopkins, Bellis Ian, Hirsch Meadows, Trustee and Tennis townhomes 420 W. Francis Street Gilbert Sanchez 1008 E. Hopkins, Bellis 414 N. First 303 E. Main Jeffrey Halferty 132 W. Main, McCloskey 234 W. Francis, Mullin 414 N. First Heidi Friedland 420 W. Francis Street 712 W. Francis Street CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 834 W. Hallam (Poppie's), expires April 26,1998 23 W. Francis, Lot B (Vickery), expires May 24,1998 514 N. Third Street (Ringsby), expires June 11, 1998 214 E. Bleeker Street (Greenwood), expires August 12,1998 - , -15@im;Fl John Bennett, Mayor 1â‚¬22_22- 1 Aspen City Council 130 South Galena Street Aspen, Colorado 3/24/98 Dear Mayor Bennett and Council, I am deeply concerned about the tone of the current discussion on the Paepcke house, not because the community has concerns about the redevelopment of the property, but because the assumption is that we are unable or unwilling to do our job properly. We have been accused of being uninformed, unconcerned, and even acting illegally. Worst of all much of this is coming directly from you, the City Council. You made no effort to educate yourselves on the issues of this project before condemning us for our actions. The Historic Preservation Commission is a hard working, dedicated, volunteer board, appointed by you. You may disagree with our decision but you must support us as a board and work with us to find a solution, instead of simply wielding accusations at us. We are the representatives of the community and its value system as it relates to the preservation of historic structures in our town. Every two weeks we are asked to balance the interests of the community with the rights of private property owners. We see first hand the pressure of economics on our historic heritage, and we struggle with large and insensitive development constantly. We see Aspen's history chipped away at, and have little ability to control the size and nature of these changes. We welcome the community's concerns. They are our concerns. We cannot do our jobs effectively in a vacuum. That said, we did not take the redevelopment of the Paepke house lightly. We were very well informed about the history of the building and it's occupants. Jim Markalunas referred to this house as the "White House of Aspen". There is no doubt that modern Aspen was born and nurtured in this house. However, the house is not owned by the community. If the descendants of Walter and Elizabeth Paepke felt strongly about the heritage of this property, they should not have sold it, along with it's contents, on the free market. If the community felt so strongly that Aspen could not survive without this house, and what it once was, we should have purchased it and preserved it as a museum. HPC had no authority to make either of those choices. It came to us as private property. We cannot be blamed for the fact that it does not "belong" to the community anymore. This is the reality of Aspen today, and I m ight add, a testament to the success of the "Aspen Idea". As we move ahead in this discussion it is important to understand that HPC has no control over the interior of this or any house. These rooms, no matter how important, are beyond our scope of review (as defined by Council). And we cannot compel the owners to carry on the lives that were lived there before. We also cannot restrict the ability of the owners to develop the property in line with the current zoning. Our only authority is to preserve what is physically historic, - 6 and, in general, only what can be seen from the street. These are the criteria that Council has set for us. HPC has a responsibility to act consistently, fairly, and in accordance with our goals, goals which are set by Council, the community, and the members. Council has the responsibility to make their goals clear to us and to discuss them with us in an informed and rational manner. By reacting to hearsay and misinformation, and condemning our actions without knowledge, you do a disservice to us and to the community. Regards, Suzannah Reid Historic Preservation Commission, Chairman CC Historic Preservation Commission Members Amy Guthrie, City of Aspen, Historic Preservation Officer Stan Clauson, City of Aspen, City Director Editor, Aspen Times Editor, Aspen Daily News EXH:BlI-17- 1-=- 1 32-2221 THE CITY op AsPEN OFFICE OF THE MmoR March 24, 1998 To the Members of the City' s Historic Preservation Commission: If you haven't already done so, I urge you to read the attached statement from Paula Paepcke Zurcher. It summarizes far more eloquently than I ever could why the public and the City Council are so deeply distraught over the prospect of the Brown/Paepcke house being demolished. We hope you can attend our City Council meeting next Monday at 5:00 PM. Sincerely; 130 SOUTH GALENA STREET Â· ASPEN, COLORADO 81611-1975 Â· PHONE 970.920.5199 Â· FAx 970.920.5119 Printed on Recycted Paper I. Â· -h Â·:ie'i_22-1 , MAR-22-1998 19:53 P.05 .* t. : I. .---/. . 0~'s 44+e .... f r-- THE MEMORY OFMY MOrHER, ELIZABETH PAEPCEE We heard last week for the first time that our former home is to bc demolished, despite its designation by the Historic Preservation Commiision as Hi*oric Landmark. Various reasons have been given for this decision, primarily that it has "5tructural issues and architectural idiosyncrasies", that it is "basically ramshackle",~undistinguished in terms of architectural character" and ustructurally deficient" due to its eclectic evolution during the past 110 years of its existence. All of these conditions existed at the time of its designation as Historic Landmark in 1980 when my mother was still alive. They existed when the present owners purchased the property from my mother's estate and had engineers and architects inspect the house several times before they took possession. Now that Elizabeth Paepcke is dead, the Historic Preservation Commission has changed the criterion of Historic Preservation from one of structure to one of memory, a notoriously difficult concept to define, and the City Council has tacitly accepted this momentous decision without objection The architectural plan for a modern structure to replace the Brown-Paepcke house is now said to be "sucressful in conveying the essence of the property's historic significance and place in Aspen history." The proposal for an "ultra-modern addition" is seen as "a very exuberant and visually exciting project". The HPC has decided that its former unqualified Historic Landmark designation really means preservation of the memory of the persons who have lived there. and not ofthe house that was their borne. In order to placate the citimis of Aspen, the west-facing wall of the house, th. ~arriagc-house-garage, and what they incoirectly term the "secret garden" arctobc retained asadequate in preserving such memory. Iobject and I deeply resent any implication that my mother's memoty can be preserved by a garage, a fagade, or even a wsecret" garden. Elizabeth Pacpcke did not build false fronts; she did nothide behind a fa,ade; shedid not pul on a -show". or pretend to be something thatshe was not The *architectural idiosyncrasies" of the house were a part ofher character. She took pleasure in her *Gromplishments, and she considered her mistakes to be milestones by which to grow. Hcr house represents her planning and designs made Iogether with Herbert Bayer and Fritz Benedict I consider it presumptuous and an affront to the Brown and Paepcke families that total destruction and replacement ofthat house is now arrogantly called "an evolution". It is always possible to restore, renovate, or preserve a building in some way, as nun-ous other Historic Landmark buildings across the counny attest. but the dete:mination to do so must reside in those who undertake such a project as wcll as in the institutions whose duty it is to protect thcm. Unfornmately it is much easier to throw it away than to attempt salvation, especially when pre=vation can so easily be overridden. I hope that the citizens of Aspen will respond to this mockery of memory by demonstrating against wanton destruction and in favor of MAR-22-1998 19:54 P.06 4 -1.1,6 1 0 -1 .~, ./5 LA*~7-7/1 7~0~ rs/"67"lial 'v - if 11------9% Ill<mmlil- true prese:vation. More is at stake than the demolition of just one "structurally unsoimd" house. Much of the history of Aspen had its roots here. Decisions on the character and uniqueness of the town itself were made within these walls. "Visually exciting" buildings can be found all over Aspen. but not history. determination and perseverence. Once this house is torn down thc beginning of the end of an era is at hand. Only the people of Aspen can determine what they wlmt their town to represent, and now is the time to make those choices. If despite the objections of her friends and family, who were not consulted or shown any ofthe proposals, the house is to be demolished, then all of it should go. Keeping a garage which itxlf has suffered gh=:ges-electnc doon. and so forth- and which will be moved and widened presumably to accomodate more cars, does not make it histor,c. The false siding on what is to be an'~ultm-modem" replacement, not an "addition", is a travesty of my mother's memory. And the garden, which she planned. planted worked in. weeded, and loved. was not secret. As her front- door was open to anyone who knocked, so was the gate into her garden for anyone who asked to 0 walk th:ough it Because she planned anddesigned the property together with thearwhitects and gardeners who worked there, the result was authentic, alrucmflection of the owners. Istrongly reject any suggestion that retaining a fake siding adequately represents her memory. I think the people of Aspen deserve better. They deserve a restored and remodcled house made fuUy func~onal and structurally sound such has been accomplished without demolition in numerous parts of the country. Thisis wherchistory, characterandmemory arepreserved.not desecrated. On Junc 11,1994, contrary to the advice of her doctors in Chicago. who knew that the altitedâ€¢ would be too much Br her, Elizabeth Paepcke insisted upon returning to Aspen, to Halle Lake House. By June 15* she was dead. She had come home, to the house which may now be destroyed. No, her memory does not lic in false fronts. a gange or anything "secret'. Her memory will be wherever someone in Aspen plants wildflowers and lovingly tends a garden; she will be there whenever a nature lover wanders through A.C.ES. and marvels at the animals and birds, the trees and flowers thal she loved. Her memory is with the robins that used to nest over her front-door, as one did when she lay dying upstairs in her bedroom. Her memory lies in the sp=kle of sunlight on Hallam Lake and the land surrounding it that she looked out on from tha! bedroom window. One of the last things she said to me was: "I doubt I will ever be closer to paradise titan I am right now". Pud. pa.pcke ZiurA.r M.,ch ZT, 1998 0 - m O TOTAL P.06 A MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Sister Cities flags- minor review DATE: March 25, 1998 SIJMMARY: The Sister Cities Committee would like to display flags of all of Aspen's Sister Cities in the downtown. The proposed location is on the mall, at the dead end between Roots and Guido's, just before Rubey Park. APPLICANT: Sister Cities Committee. LOCATION: Downtown mall. See attached site plan. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: 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 development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance hetween buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, 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 Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The applicant requests HPC approval to place a "flag circle" on the mall to celebrate Aspen's Sister Cities. The proposed location is between Roots and Guido's. Staff recommends that HPC approve the proposal pending a comment from the Downtown Enhancement and Pedestrian Plan Committee as to how and where the flag circle best fits into their proposed improvements for the downtown area. 0 One condition of approval should be that the rigging for the flags be done so that there is not a constant clanging as the ropes and clips are blown against the metal pole. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed development is meant to contribute to the liveliness of the downtown. The DEPP committee's comments will be important to ensuring that the flag circle fits into a general plan for the mall area. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal will not affect the historic significance of any building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. 0 Response: The proposed development does not affect the architectural character or integrity of any historic structure. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the flag circle with two conditions: 0 1. A referral comment must be received from DEPP, indicating an appropriate location for the flags. This location will be finalized by staff and monitor. 2. 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'. m Â£ f I ...Nk, 1 -,41:%09, . i,?0911 - 0 5 33 EN,<44Â«32Â»,41'~ 1 .-- 4, D , ' *.*9,+U 201 '.9 -, : . ~ , , 'A' . *Ft'ki* . 1 $--A . - 11 325-9 3 MEMORANDUM 1(0 449 6 3 TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development P Julie Ann Woods, Deputy Planning Direci FROM: Amy Guthrie, Historic Preservation Officer ' RE: 240 Lake Avenue- Conceptual Review, Partial Demolition, Landmark designation, Ordinance #30- Public Hearing DATE: March 25, 1998 SUMMARY: Over the course of the last year, the applicant and HPC have held three worksessions and a site visit to discuss an appropriate renovation of this structure. The house was built in 1957 and was designed by Herbert Bayer. Landmark designation is also requested. Attached is an application to make an addition to the existing house, including living space and a garage. Variances from sideyard setback requirements, site coverage, FAR, and "Residential Design Standards" is requested. Staff recommends conceptual approval, with some discussion of the new clerestory windows. APPLICANT: Ronald Greenberg, represented by Charles Cunniffe Architects. LOCATION: 240 Lake Avenue, R-6 zone district. HISTORIC LANDMARK Section 26.76.020, Standards for designation. Any structure that meets two or more of the following standards may be designated "H," Historic Overlay District, and/or Historic Landmark. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community: A. Historical Inwortance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Response: This standard is not met. 1 B. Architectural Intportance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Response: This structure is a good example of the modern architectural influence in Aspen, most notably associated with Herbert Bayer. The house design is influenced by Bauhaus architecture, particularly through its simple shape and materials, low profile and horizontal emphasis, floor to ceiling windows, and other details. The building retains its original form, with the only significant modification being the application of stucco over the original concrete block. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: Taken directly from the application, "The house on this site is one of few existing residences designed by Herbert Bayer. Bayer's role and influence in the early development of modern Aspen was significant. His moderntist approach to design, graphics and architecture was born out of the Bauhaus movement in Germany, before the Second World War. Bayer was both a student and a teacher at the school founded on Bauhaus ideals. Bayer's influence on modern Aspen is evident is his work at the Aspen Institute and the Sundeck atop Aspen Mountain." D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The structure is an interesting contrast within the predominately Victorian homes of the Hallam Lake neighborhood and reflects a period of evolution within the community. E. Communio; Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative ofthe influence of modernism in Aspen. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. 2 1. Standard: The proposed development is compatible in general design, massing and 0 volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an 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 five hundred (500) square feet or the allowed site coverage by up to five (5) percent, 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 Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)G). Response: The existing house is a one-story steel and concrete block building, which has subsequently been covered with stucco. It was designed by Herbert Bayer and is considered a good example of his work, which was influenced by the Bauhaus school of architecture. The original form of the house is intact, with the exception of a small addition on the east side of the building. Through the worksessions, HPC and the property owner explored different options to add onto the house without obscuring the original structure. Discussion centered on a scenario that added clerestory windows towards the rear of the building, placed a small addition on 0 the west side and a larger addition on the east side of the house, and added a one story garage. While there was some discussion of making the garage two stories to accommodate the owner's program, it was decided that second floor space would be more appropriate further back on the site, incorporated into the east side addition. Staff finds that the applicant has made a thorough analysis of the characteristics of the existing building and created an addition which is appropriate to the style of architecture, while still allowing the historic building to retain its prominence on the site. The footprint of the original building does not change except for the additions on the east and west sides. Staff finds that setback variances on the sideyards are appropriate to retaining the character of the historic house. A garage is to be placed forward, and to the side ofthe existing house. A linking element is used to join the house and garage. Although the garage placement is in conflict with Ordinance #30, HPC has determined that the southeast corner of the site is the least disruptive to views of the historic structure, and that the doors should be oriented towards Lake Avenue, rather than perpendicular to Lake Avenue, which would require removing existing trees to create a driveway courtyard in front of the house. HPC has also discussed that a garage is in many ways preferable to having cars parked in the yard, as is done currently. is placed at the rear of the building, and adds approximately 3 feet of ceiling height in the Staff's only concern with the project is the proposed clerestory windows. The clerestory 3 living room area. The existing ceiling is 8'1". The additional 3 feet may not be noticeable from the street, but is still a modification to a substantial part of the existing building. Staff also recommends approval of a site coverage variance. The allowed site coverage for the lot is relatively low, given that a large portion of the site is a steep drop-off to Hallam Lake. An FAR bonus is also warranted given the size of the lot and the excellence of the design. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The surrounding neighborhood has numerous historic structures, and the idea of creating a Hallam Lake Historic District was at one time considered. The great majority of these structures have been remodeled as is proposed for this site. This modern building, and the one across the street are anomalies in the West End, which is primarily a neighborhood of Victorian homes. They are an important testament to the interest in modernism and the influence of architects such as Herbert Bayer on Aspen's renaissance in the 1940's. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: Staff finds that the proposal is successful in preserving the property's historic significance and place in Aspen's history. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The new additions are clearly additive to the original structure. Staff does have some concerns with the clerestory windows over the living area, as discussed above. PARTIAL DEMOLITION 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel; and Response: Demolition is required on the east and west sides of the building to accommodate the new additions. The roof is to be removed and raised above the living room area. 2. Standard: The applicant has mitigated, to the greatest extent possible: 4 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 demolition on the east and west sides of the building has minimal impact. The removal of a section ofthe roof is more problematic. 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; and Response: The issue of compatibility has been addressed above. COMPLIANCE WITH ORDINANCE #30 Response: Windows shown on all sides of the new construction extend into the "no window zone." The applicant may either accept a double FAR calculation for the interior space associated with these windows, eliminate the windows where they violate the standard or ask for a variance. Staff recommends that a variance be granted because the glass curtain walls are compatible with the architectural style of the building. In terms of the garage, the proposal is in conflict with the requirement that allportions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade a minimum of ten (10) feet. As discussed above, the proposed location is appropriate to the preservation goals of the house and the property. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to final review â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC grant conceptual approval, and partial demolition approval, with the following conditions: 5 1. Discuss the appropriateness of altering the historic structure by adding clerestory windows/ raising the ceiling height. 2. Grant the following variances: 2 feet on the west yard, 10 feet on the east yard, 27 feet on the required combined sideyard setback, an FAR bonus of 250 square feet, a site coverage variance of up to 5% to accommodate the design as proposed, and variances from the "Residential Design Standards" related to volume and garages. 3. Recommend landmark designation to the Planning and Zoning Commission and City Council. 6 1-, ATTACHMENT 1 u LAND USEAPPLICATION FORM 1. Project name Greenberg Residence 2. Project location 240 Lake Avenue. Aspen, CO 81611 Lot 15 Block 103 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning R6 4. Lot size 14,220 SF 5. Applicant's name, address and phone number Ronald Greenberg 44 Maryland Plaza. St. Louis, MO 63108 (314) 361-7600 6. Representative's name, address, and phone numberCharl es Cunniffe Architects 520 E. Hyman, suite 301, Aspen, CO 81611 (970) 925-5590 7. Type of application (check all that apply): Conditional Use Conceptual SPA X Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC 0 Subdivision Text/Map Amend. X Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review - Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) 2,745 SF single story steel and concrete block construction single family residence 9. DescMption of development application Rehabilitation of existing structure incli,rling pxtprinr rpqtnration and interior modifications. new construction of a two story addition, two car garage, and connecting breezeway 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2-General submission requirements 0 - Attachment 3-Specific submission requirements Proof of public notice (must be provided at public hearing) llllllll RECEIVED MAR 0 2 1998 ASPEN / Pi i r<:,p COMMUNITY DEVELOPMENT - I. - ATTACHMENT Z DIMENSIONAL REQUIREMENTS FORM Applicant Ronald Greenberg Address: 240 Lake Avenue, Aspen, CO 81611 Zartedistrict R6 Ect SIZE 14.220 SF Ecistrig FAR: 2,475 SF Allawable FAR: 4.020 SF + SF HPC konus = 4,520 SF P=gased FAR: 4,260 SF Existing net leasable (ccmmerciaÂ¢ NA Proccsed net leasable (commerdai):NA ...111~1- Existing 96 cf site coverage: ,17% Prc=sed 36 afsite c=verage: _ 26% Existing % cx open space: -. . NA Prccased % af Ccer! Scace: = NA Existing maximum beigrtc Pincica bidc: 9, 4'1 Accesco/ ticc: r. Ur-- csed max. height: r,incical tide- 22' 0" 1.Uu Accesscr, bite P==csed 36 cr cemciiticri: Existing number of bedrc:Cms: 4 P=cosed number af tecrccms: 4. - Existing cr:-site carKing spaces: 2 C n-site parking spaces required: 4 Sertacks Exisiing: - Minimum recuired: FrcnE 60' Frant: 10" Fraccsefi*, garage/ 60' house r forT[: Rear: 311 Rear: 10' Rearr 31' . CarTICirted Combined Ccmtined Frcndrear.91' Frorrt/rear:30' Frant/rear: 491 Side: 16' Side: 15-' 13' Side: Side: W Side: 15' S ide: 5 1 Cambined Cambined Combine~' Sides: 16' -- Sides: 45' Sides: Exising ncncinform ities cr enccachments: Minimum sideyard setback, combined sidevard setback Variaticns requested: Minimum sideyard setback, combined sideyard setback, _1___ - FAR bonus, Ordinance 30 garage setback, volume standard, slte coverage (HFC has the ability to vary the folic]Wing requirements: setbacks, distance between buildings, FAR bonus of up to 500 scr.ft. site coverage variance up ta 396, height variations underthe cottage inm! program. parking waivem for residential uses in the R-8, R-15, RMF, CC. and O zcne districts) . .. C : Er 70 6-/,T&.17 -li & 2 1 -It. * -- -- ---- ..I--4 . . I. ....1 -CNJ 'U ..:_L-\- - . .: ... ... . .1 7 . ' . .. J..21/ . : 4 1 164Â°.i.Â·. .. .... .. .....: .. -- 0 . .-. -f- .- - . . :1.- : ....t- 1.--'.-E ... ... 4 . D - - 0. 31 ..... - -. 9 . . . . . . . . I. . . I. 0- . - I. - i - 1 . -. . ;.1 â‚¬0-X...:. f-:ff - I . .... . \ . ... ....7 - . a $ 0 .... - -77-- . . f ..8 -I .. 1/...... e. - - - -. . .- I. - , 1 71 it- 4 .--.:r - i .. Vt. 1- Â· h,n- i<-4x h . . 4 - -,- .. . . - - r.7 ~ V~ f..%7 f '- - Â· - - .. : 0 - 41... 1-1 r.. . . . . 2.- t- 1 .. it...< it Â·43 *. r '... r- ./ ... 4- \\ .. I .: .. // , i i P.. . ! - 11 1 , . 11-~-,0:. 7 . .0 4 .. r k\Â§ ./ ~ - -- ', b r* 4 -* ~ -ifi li* : r.->U....72 tia i \:. ... r~ t . ...: Â¥ 0 . .t it . 4 .. 1 --6 tk 31 -- Â·:~- Â·. A- I. . *% . ' i . ...1 -/. I ./.elZ u[~114.- l ~ ~V 1* 441.4 ~ 0 4.1203 4 - 1--i ! ?(-6- . . I./ & . ./ . - I - . 1 - . ' i ;'1'- . l /1 ~ l I , 11. i -40 71 - -\11.7 . + -- , f . * C -- b * .- 1 , ::< .- + '.k& - Â· * d Â· 1 r--- '11Â¥ , 0 0 1 L 7-li ;==L-j .- 21.33 A-- E -1 l/4 -- % . 6>42 - .... . - . f..\ - - . Woil. I . + â€ž r + .I . 4 k - . 1 .\ 41'Ya 'L . /Ly p I . , 4 . . .. t . . T .â€¢Â· 6 0.1 \ 1~h\" e, - ... -q . 0 -f I .1 0,0 . . , .- -1-4 li - {It - .. . 19- X - L 4 , . . . .. ...... 4 16. 4 /1 ...n>~ 2. . ,/=\/U - 1 - .t 11 . 21.-1._1__LUrr:LE: rifi . .- ----- -- ---- ~Â· ~IUI.te Â·.Â·~. - it ... I . . ..... r - -3., \ iii .. . 1 e '' h , /1 1 Â· ... 1-Jt' Â· - . 0 - ... .. -1 - FV'fi<Afirr I. March 2, 1998 IM Amy Guthrie ARCHITECTURE Historic Preservation Officer City of Aspen PLANNING 130 S. Galena INTERIORS Aspen, CO 81611 920-5096 Re: Landmark Designation for 240 Lake Avenue Dear Amy: On behalf of the applicant, Ronald Greenberg, we are requesting Landmark Designation for the above referenced property. The single-family residence located on this property was designed by Herbert Bayer and constructed in 1957. We believe this building is worthy of Landmark Designation based on the following criteria: 1. The Bayer house is a steel and concrete block single-story residence in the modernist style typical of the Architect's work. It is influenced by the design philosophy of the Bauhaus movement that occurred in Germany during the late 1920's and early 1930's. As such, this structure is unique to Aspen's history. 2. The house on this site is one of few existing residences designed by Herbert Bayer. Bayer's role and influence in the early development of modern Aspen was significant. His modernist approach to design, graphics and architecture was born out of the Bauhaus movement in Germany before the Second World War. Bayer was both a student and a teacher at the school founded on Bauhaus ideals. Bayer's influence on modern Aspen is evident in his work at the Aspen Institute and the Sundeck atop Aspen Mountain. Thank you for considering our request. If you have any questions or require additional information, please do not hesitate to call. Sincerely, Gilbert R. Sanchez < ,) Project Manager V CHARLES CUNNIFFE ARCHITECTS Â· 520 EAST HYMAN Â· SUITE 301 Â· ASPEN, COLORADO 81611 Â· 970/925-5590 FAX 970/925-5076 PUBLÂ® NOTICE DATE.zii, al~ TIMEJEr I- 42 ' PLACE1229--2-~~ ~ , PURPOSE -MI & fto -~ZZ,~~- 1, 71 ,~ * REMÂ»L LADO" ~~V1**A/-~~/~ .ti -LEYW-*,LL- m . m. m d. 9,. 1 4 44' 1 148;-8,1,1,0,t 1 . 41 f 1 1:tru#64 AL-J 8 March 25, 1998 ARCHITECTURE PLANNING Amy Guthrie INTERIORS Historic Preservation Officer City of Aspen 130 S. Gatena Aspen, CO 81611 920-5096 Re: Notice of Public Hearing for 240 Lake Avenue Dear Amy: This letter certifies that the attached Public Notice was mailed to all property owners within 300 feet of the subject property as stipulated by the requirements of the Aspen Municipal Code. Per the Public Notice requirements, the list of property owners was determined by the current Pitkin County tax rolls and is attached to this letter. In addition, a Public Notice sign was posted in a conspicuous place on the subject property at least ten days prior to the Public Hearing. Sincerely, EXHIBIL_ .rill /- 148 LA-jG---LI 13,3 %-- 9 C Charles L. Cunniffe VIV Principal Subscribed and sworn to before me this ~5*- day of /7~ Al #7 , /ffg Stateot. O.olorado County of: 171.1-kin Notary publicÂ·.Nobi M (52, --IA 54 - ~A-&/Al (2~~2~ My Commission expires: ////9/92 1 CHARLES CUNNIFFE ARCHITECTS Â· 520 EAST HYMAN Â· SUITE 301 Â· ASPEN, COLORADO 81611 Â· 970/925-5590 FAX 970/925-5076 MAR-06-1998 13:18 FROM ASPEN/PITKIN COM DEU TO 9-9255076 P.01 1 I 14&62.3//of)% 6 PUBLIC NOTICE RE: 240 LAKE AVENUE, HPC CONCEPTUAL REVIEW AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on March 25, 1998, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in Council Chambers mecing room, basement of City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Ronald Greenberg requesâ‚¬ng HPC Conceptual review to remodel and ~ make an addition zo the existing house. This request includes side yard setback variances as follows; where each sideyard is required to have a 15 foot sideyard setback, the applicant requests the sideyards be reduced by 2 feet on the northerly yard and by 10 feet on the southerly yard. A variance of 27 feet is requested from the required combined sideyard setback of 45 feet An FAR bonus of up to 250 square feet, and variances from the "Residential Design Standards" are also requested- For further information, contact Amy Guthrie at the Asped Pitkin Community Development Department, 130 S. Galena St., Aspen, CO. (970) 920-5096. s/Suzannah Beid.Chair Aspen Historic Preservation Commission Published in the Aspen Times on March 7, 1998. City ofAspen Account 0 f . 1 . J , 0 TOTAL' P. 01 ALTEMUS E A PARTNERSHIP LLLP ASPEN CENTER FOR ENVIRONMENTAL BLOCK FAMILY TRUST 44.5% INT 640 N 3RDÂ·ST 100 PUPPY SMITH ST BLOCK QUALFD PERSONEL RES TRST 5 A CPEN CO 81611 ASPEN, CO 81611 311 W NORTH ST ASPEN CO 81611 COLMAN ROBERT TRUST CONOVER CATHRINE M COTSEN 1985 TRUST LLOYD COTSEN T CO CHARLES T BRANDT 1666 CONNECTICUTAVE NWSTE 300 12100 WILSHIRE BLVD STE 905 420 E MAIN ST STE 204 WASHINGTON DC 20009 LOS ANGELES CA 90025 ASPEN CO 81611 D W RINGSBY ENTERPRISES DUDE HARALD EFH HOLDINGS LP A PARTNERSHIP PO BOX 134 137 CENTRAL AVE STE 1 PO BOX 7429 W PALM BEACH FL 33402-0134 SALINAS CA 93901 DENVER CO 80207 FIGGE THOMAS K FRISHMAN ANDREW J TRUST GATES CHARLES C & JUNE S C/O CARRIAGE HOUSE PO BOX 465 990 S BROADWAY ROBERTS AVE ASPEN CO 81612 0ENVER CO 80217 DAVENPORT IA 52803 GREENBERG RONALD & JAN AS JT TEN HERNANDEZ CECIL M LEWIS JONATHAN & POSADA ROBERTO 44 MARYLAND PLAZA HERNANDEZ LORENE M LEWIS JONATHAN D REV TRUST UNDER ST LOUIS MO 63108 PO BOX 1045 4649 PONCE DE LEON BLVD #304 ASPEN CO 81612 CORAL GABLES FL 33146-2119 S PETER B LEWIS PETER B LUBAR SHELDON B . - BOX 5070 PO BOX 5070 LUBAR MARIANNE S CLEVELAND OH 44101 CLEVELAND OH 44101 3380 FIRST WISCONSIN CENTER MILWAUKEE WI 53202 LUNDY VICTOR C MARSHAU RONNIE NICHOLSON JOHN J LUN0Y ANSTIS B 320 LAKE AVE ADLER LOU REVOCABLE TRUST 301 LAKE AVE ASPEN CO 81611 9911 W PICO BLVD PHA ASPEN CO 81611 LOS ANGELES CA 90035 NICOLA BETTY B UND 1/4 INT OAK LODGE LLC PERROS DIMITRI AND DIANE LUBCHENCO NANCY N AND C/O WILLIAM O HUNT 79 LOCUST RD 621 17TH ST #1215 PO BOX 7951 WINNETKA IL 60093 DENVER CO 80293 ASPEN CO 81612 RANDALL ELLEN MIDDLETON SCHERMER LLOYD G & BETTY A 1/2 INT SCHIFF DAVID T TRUSTEE OF E M10DLETON RANDALL T SCHERMER GREGORY P & GRANT E 1/2 485 MA01SON AVE 20TH FLR 600 JEFFERSON STE #350 210 LAKE AVE NEW YORK NY 10022 HOUSTON TX 77002 ASPEN CO 81611-1347 GLE PARK WELTERS ANTHONY ZEISLER KARL IF ASPEN WELTERS BEATRICE WILKINSON AS JT ZEISLER JOAN C i S GALENA ST 919 SAIGON RD 426 N SECOND ST ASPEN CO 81611 MC LEAN VA 22101 ASPEN CO 81611 CHARLES CUNNIFFE ARCHITECTS @8 -i-- --I 520 E. HYMAN AVENUE Â· SUITE 301 Â· ASPEN, CO 81611 ** 4 569'Â·00,. 320. PB8554089 ,*TA R 10 98 1 -99 1 1 C MAiLED FROM ASPEN CO 81 6 1 1 LUBAR SHELDON B LUBAR MARIANNE S 3380 FIRST WISCONSIN CENTER MILWAUKEE Wl 53202 8**26Â©~368 Itâ€ž1â€ž,111111*,tâ€ž11â€ž,11â€ž,111,1â€ž1,11,1â€ž1,1â€ž,11 A F R-06-1998 13:18 FROM ASPEN/PITKIN COM DEU TO 9-9255076 P.01 PUBLIC NOTICE RE: 240 LAKE AVENUE, HPC CONCEPTUAL REVIEW AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on March 25,1998, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in Council Chambers meeting room, basement of City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Ronald Greenberg requesting HPC Conceptual review to remodel and ~ make an addition ro the existing house. This request includes side yard setback vaziances as follows; where each sideyard is required to have a 15 foot sideyard setback, the applicant requests the sideyards be reduced by 2 feet on the northerly yard and by 10 feet on the southerly yard. A variance of 27 feet is requested from the required combined sideyard setback of 45 feet. An FAR bonus of up to 250 square feet, and variances from the "Residential Design Standards" are also requested_ For further information, contact Amy Guthrie at the Aspen/ Pitkin Community Development Department, 130 S. Gatena St., Aspen, CO. (970) 920-5096. s/Suzannahl*01*Â£hair Aspen Historic Preservation Commission Published in the Aspen Times on March 7, 1998. City ofAspen Account 0 ii?f~(099pr-)(.Jor-v-: 1 Kk .- Â· 4. .173 9/ 3 41:1 ' - --4 i: 11 . T ILLLi_ MAR 2 0.1998 IIi 11 _ CHARLESCiwmizE,-rn-Â· '-b Uj Â· 14 ASSOC ASPEN. CO t 0 it TOTAL' P. 01 CHARLES CUNNIFFE ARCHITECTS 49-' . .9,: 520 E. HYMAN AVENUE , SUITE 301 Â· ASPEN, CO 81611 127 PB~554089 ,-0--- 47009 8 00.32"MA'R Â¥O.98 *-07~arn~GD\~30 6 MAILED FROM ASPEN CO 81611 46012,2-1'DER *, 1 . / t. *ft , . . i . b. c. L DUDE HARALD PO BOX 134 W PALM BEACH FL 33402-0134 MAR-06-1998 13:18 FROM ASPEN/PITKIN COM DEU TO 9-9255076 P.01 '... PUBLIC NOTICE RE: 240 LAKE AVENUE, HPC CONCEPTUAL REVIEW AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on March 25,1998, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in Council Chambers meeting room, basement of City Hall, 130 S. Galena Street Aspen, Colorado, to consider an application submitted by Ronald Greenberg requesting HPC Conceptual review to remodel and ~ make an addition IO the existing house. This request includes side yard setback variances as follows; where each sideyard is required to have a 15 foot sideyard setback, the applicant requests the sideyards be reduced by 2 feet on the northerly yard and by 10 feet on the southerly yard. A variance of 27 feet is requested from the required combined sideyard setback of 45 feet An FAR bonus of up to 250 square feet, and variances from the "Residential Design Standards" are also requested. For further information, contact Amy Guthrie at lhe Aspen/ Pitkin Community - Development Department, 130 S. Gatena St., Aspen, CO. (970) 920-5096. 9/Suzannall:lieii-ChaiE Aspen Historic Preservation Commission Published in the Aspen Times on March 7, 1998. City ofAspen Account 0 i 1 j 0 TOTAL? P.01 -4 ~ 2 44- 1 ' i,.4- ... i 49: . . ,4 3 K 4 . V : ,4 6'.7-- â‚¬4'+4 'i 1..44 .1:-'I~*162491,6~1, -.. 43... . .. â‚¬,1 144 67Â¢01- ././.07.- .. 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AL.*4'lt': 4 : 11 , 1 1 . 1: i, 4%7 t . 4* 4 t., ... 40,441 / 'r \ 1 1\ al// \\ \ ,\ \ \ // 6 \.2 / ,/ *X \ / \1, il !%01. 11 < \,t \ 41 41 \ 1 \ \ \ -- -- 1â‚¬1. - 4 \ \ \ \ r ./6 . \ \ / \ \ \ \ \ \ \ \ I 2 / / , \ / \\\\\ /:04 ,<Ak Â· , / / r) 3 - 19.1 9 i al CHARLES CUNNIFFE ARCHITECTS RI z % 1 30 1. 1 (3 LEI Ku- %q 520 EAST HYMAN AVE. â€¢ SUITE 301 â€¢ ASPEN, CO 81611 ' TELE: 970923-5590 0 FAX: 970925-5076 a. 220 E COLORADO AVE. * TELLURIDE, CO 81435 ' TELE: 97072&3738 * FAX: 970*28-9567 NV-Id ELLIS DNLLSIXEI . 4 . m - 0 . = - ==r 7 7 T =r=a 0 494+91 F 7-3-1-973 . 9 1. liLli 0 0 0 =/1 /1 It -- 1 -- -1 FULIE 1 1 - 0 ...... 1 6 %2-- 1 - 1/ Ck-/ 4 1-= 7 n. P 1 11 r rb j fo f - 1-1 7. 12 10 LE O - u -i T i- r i-- r-1-,1---,F oc , 931 J ~ -a L 4 al = 1 32-- /1 : 9 40 .. I. 1. Pk-----1-, -lp 1- 1------1. 1. .0 4 1 4,-I Ity bxko LEVEL FLOOR PLAN 0 8 16 32 48 -' -;Ck'Â· f - ill"/4*%22,5//64* .. 111 1 1 1 -{ , 3 SOUTH ELEVATION 2 0 8 16 32 48 - 1 1 4 WEST ELEVATION 0 8 16 32 48 EÂ¥*S49â‚¬j 3SS r -9 0 Tr 1 1 1 1 1 1 1 1 1 1 -1 hy 4 3 (7\ I hi NORTH ELEVATION 0 0-. 0 8 16 32 48 1 1 0 If EAST ELEVATION - 0 8 16 32 48 1 44*.4#*AM:4~Â»f 0 9Â»4-1 \A-3 le \ A 0/// \\ / 1 1/ 19'I \ \ 4-- -- \ \ .r \<A i \0 / 1 \.4 1 \'t \ \ grs\ xe>---- V - -4 \ \ 7, ./ilijax / \ \ tv \ \ \ \ \ \ > / / i / / \ //~1 //10 j /.A \ . /.hy \ /.Nr / tr / 1' / \I / 10 / / V D (/ 0 3 1-4--- 2 f l.,2--fo< , ,% 1 W CHARLES CUNNIFFE ARCHITECTS i 8 3 IQ f 220 E. 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AL ~ NEW GUS)* METAL FLUE EL-/7'-2 'P -, Â£0.100 1 - Â· 6 w-<D '' Â¥ 1.; ~. PROPOSED PLATE HE. -- 1 1 ~ 0 v 11 1 . UPPEB FLOOR * 1 Â¤ ]1 1 j 1.1 .--- --- EL-e 11Â·.Â· ,- 1 1 1 1 1 1 -_-1-2 11 1- EXISTING PUTE IfT. b Ill 0 2 4 - 0 1 ~EL<.7-- -I - - -- - -- - -traf 17-4 '.7. UNN FLOOR_ _ 1 ~ -~ - MAIN FLOOR A. 4 4- ===b-= -- iI 1 1 1 . 1 0- . 44 11% 1 41*2* 4 - ' 6194 4 04 e 0 C-) SOUTH ELEVATION fl R V t. 5 Lj 'A- - r-o= - LU m-*21 Ize i . : PtitIj Vi-10 __ __ 8,0 EL,20-2 *7 -4 Z - E 4 11 , PLATE-HI. ... -4 EL./7,-2-- - i . ' 40 , 62' ur 1 1 0 .- i &1 , elf 144 , m 9. A ; 4, , - PROPOSED PLATE 19. & 1 ~ 1 EL-/r-' .M 1 6 4 t--Â·4- gf7--PLATE HE - - - 1 -JJPPER IMM~ â€¢k , 7 EL.9'-7 TV < 7 z 1 1 %1 * Â«8154Â¢a_--_ EL*orâ€ž ~ M EXTE- EUWATKIS MWN_ FlÂ®R A EL-OC 1 1 1 1 2,2 94 * 0 0-9/20 *Â·0/i W.9 _ TERRC .h ~-**L - I :4. J ~I EL,r-r â„¢P --- 74 ~. I 1446 66 64 IOB NO, 9746 8 DA,En SHEET NO. /h EAST ELEVATION ~ A3.1 Lj w - No . 9/Et 1 1Â» m.-9...a.9.-9. SE)31!HONV 33:!INNAD STRIVHD 0 80S17*0 51UCCO VENEER C _ Â· 0 8(/St/Ne Autâ€¢muâ€¢ WNDONS 17-4 12-0 1 15-2 Â¢ r. 0 0 TO BE OE,2.722) e 01 pmrosED ALusiguu w CA v W/Nlovs , *1 PLATE Mr. lit i'k i,1 * ~ PR0565Â£23 STEEL FRAVE f . . V EL-20-2 Â¥,MOONS ~ METAL FAMED DECK MO . 0b PUTE â‚¬. - RAL 1 ' F --- Y EL-fl'-2 + LOCATION - 1 1 11 .* ~ FLOOR - - - - -- /r' 1 1 1 11 11 1 1 11' 11 1 1 11 11 1 - PIREPSED PUU *r. 24 ---4 91 EL-~-F 9 1 EXISTING pygr .liffl __ -- _ , , - - 1 -- --- - - -- - J : ~ ELÂ·8'-P Â· 6 L A MAN FwOR * MAIN FLOOR i. 8 -Elie z mi Z {E ---el 1 1 3. i 1 5-7 ' 73'-0 6 ---- 4 -- U 51 W 9 z i! C-) NORTH ELEVATION U al - 661 U tel. 111 . 12 f 9% - i __33__ 1 1 4 " / + M a , _ -,6- -fROCeÂ¥-P eNTE #7._- \ - 1 1 1 9 EL-Ir-F 1- E 1 1 -1 4- - *1 ger-189 PLAm-lfr... _ - ~===@1 . W r EL-89' 0 1 71 - ak MNN FLOOR 4, ELÂ·Og EXTERUOR ELEVSJOIS 4 1 1 .* TERRACE _ _, 07.Â¢7 1 /5,-7, 4 1 2.81 -- - 74--- ~ 1 Ebr-r - 6 6 Â® JOB NO. 9746 DATE 1-16-98 SHEEr NO. /-) WEST ELEVATION 740 - 7-0" A3.2 SWEIT CÂ¥ .IP>,3.9.7 .. r ye.Â· A MEMORANDUM It iÂ»f 1 TO: Aspen Historic Preservation Commission 'LL/d7*LF.~--=/ THRU: Julie Ann Woods, Deputy Planning Director\3*j FROM: Amy Guthrie, Historic Preservation Officer D RE: 930 King Street- Landmark designation, Conceptual Review, Historic Landmark Lot Split, Partial Demolition, On-site Relocation-Public Hearing DATE: March 25, 1998 SUMMARY: Several worksessions and site visits have been held to discuss this proposal, which involves landmarking the property, doing a historic landmark lot split, making an addition to the existing historic structure, and building a new house on the newly created lot. Variances requested are a front yard setback variance and side yard setback variance for the historic house and an FAR bonus. Staff recommends tabling, with specific direction to the applicant for areas to be restudied. APPLICANT: No Problem Joe, LLC, represented by Gibson Reno Architects. LOCATION: 930 King Street, R-15A zone district. HISTORIC LANDMARK Section 26.76.020, Standards for designation. Any structure that meets two or more of the following standards may be designated"H," Historic Overlay District, and/or Historic Landmark. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with-a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Response: This standard is not met. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the 1 distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Response: This structure is a good example of housing built in Aspen in the late 1800's. It has a cross gable roof, front porch, two front entries, and detailing which was common to these buildings. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: At one time, there were many miner's cabins in this neighborhood. There are two others in the immediate vicinity and their preservation is important to maintaining the character of the area. E. Communio, Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 19th century, Aspen's primary period of historic signifi cance. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. 1. Standard: 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 development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an 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 five hundred (500) square feet or the allowed site coverage by up to five (5) percent, 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 2 0 exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(13)(2). Response: As stated above, HPC has held several worksessions on this proposal, to give direction to the applicant and to review the request for an FAR bonus. From those worksessions, several key issues have been discussed, namely (1) whether, or how, the historic house should be relocated on the site, (2) how garages for the two houses should be accessed, (3) neighborhood concerns such as preservation ofviews. The changes that the applicant has made as an outcome of the discussions are detailed in their attached letter, dated March 18, 1998. In summary, the applicant has chosen to pursue a site plan which shifts the house towards the east. The two historic outbuildings are to be placed directly behind the old house and used as garden sheds. The new house has been set back from Neale Street so that the property owner to the north will still have clear views of Aspen Mountain. The ridgeline height of the new building has also been lowered by five feet. It must be noted that there is a problem with the site plan as proposed; the historic house is shown within the dripline of the existing trees, so that to move it eastward, it will also have to be moved back from the street. The variances requested for the proposed site plan are as follows: up to a lifoot variance on the front yard for the historic house, alive foot side yard setback variance on the east side of the historic house, and a 250 squarelootFAR bonus (reduced from the original 0 request for 500 square feet.) - - Staff is in favor of the general concept of the proposal. The existing historic house is 432 square feet. The allowed FAR, which could be added onto that small house is just less than 4,000 square feet. This is the scenario that was troublesome to HPC in the previous approval in 1994. The historic landmark lot split approach taken here is positive for both the developer and the HPC. The allowed floor area is divided into two separate structures, reducing the impact on the historic structure and the neighborhood as a whole. Referring back to the issues which HPC has focused on in the worksessions, the first issue was whether the historic house should remain in, or as close to, its original location on the lot as possible, or whether there was some benefit in changing its siting. The HPC seems to be in agreement that the house should remain as close to King Street as it currently is. As noted above, if the house is shifted towards the east, it will have to move back from the street to stay out of the tree dripline. The alternative considered was whether the site plan should be flipped, so that the old house moves to the west side of the property. This idea seems to have a lot of merit because having the smaller house on the corner gives it some prominence and provides a more pedestrian scaled entry into the neighborhood. It would also have a good relationship with the historic house across the street, at 114 Neale Avenue. 0 3 HPC has held a special worksession on the topic of relocating historic buildings. The outcome was a general agreement that HPC is interested in seeing historic buildings remain in their original locations. If a house is to be moved, as a result of a lot split or other remodeling activities, the house should be moved in a way that maintains its original character (i.e. a lateral move rather than moving back on the site.) There are several factors that HPC may weigh, on a case by case basis, to determine whether or not a building should be moved. The goal is to place the historic house to its best advantage in terms of historic context, visibility and compatibility with surrounding development. Staff recommends in this case that the site plan as proposed be reversed. The nature of the site will be significantly changed with the renovation of the house and addition of a new home. The historic building may be lost in the new building mass. Placing the renovated historic house on the corner will however make it all the more important that the addition is successful, since it will have high visibility. In terms of the driveways, there appear to be three possible solutions. The applicant proposes to have a separate driveway for each house, one of which accesses off of King Street, and one offofNeale Avenue. Another alternative would be to have both driveways access off of King Street, which staff finds would cause pavement to dominate that view of the property. A third alternative would be to have a shared driveway between the two buildings. The applicant has rejected the third alternative, finding that there is inconvenience associated with a shared driveway and that the easement that would be required to share access affects the maximum FAR allowed on the site. (This loss of FAR could be offset by an FAR bonus from HPC.) Staff finds that the proposed driveway configuration is acceptable and maintains adequate open yard space in front of the houses. This issue seems to be an area for compromise in relation to other issues of site plan and architectural compatibility. The applicant proposes to add approximately 1375 square feet onto the 432 square foot cabin. This is a significant increase in size, however can probably be accommodated in a compatible manner. The proposed one story connecting element between the old house and new addition is effective, however more effort needs to be made to break the bulk of the new addition down into components which are more like the historic building. The gable end which meets the back ofthe old house is overpowering in scale. With regard to the new house, staff finds that the materials which are used on the new house but do not exist on the old, namely log and stone, cause a conflict and are keeping the two structures from relating well to each other. Window sizes and characteristics are also significantly different. Although the property is to be subdivided into two lots, it is still important that the new and old are strongly compatible with each other. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 4 Response: The King Street area is undergoing significant redevelopment. Historically, it has been a neighborhood of fairly small, modest, single family homes. The intent of the recommendation to reverse the site plan and restudy aspects of the architecture is to help ease the transition in scale between new houses and old in the neighborhood. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: This proposal goes much further towards protecting the historic significance of the structure than did the previous one, when the only option in the Land Use Code was to build one single family house. The allocation of FAR as proposed involves a reasonable addition to the historic structure, which can be made while still retaining the overall character ofthe house. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereoÂ£ Response: No additional demolition of the existing structure is required, beyond where the new addition connects to the historic house. The house is in a deteriorated state and will require a significant restoration effort. Detailed specifications for restoration and replication ofmaterials where necessary must be provided. Staff has identified issues with the design of the proposed addition, which should be addressed for the next meeting. HISTORIC LANDMARK LOT SPLIT REVIEW STANDARDS: The Historic Landmark Lot Split shall meet the requirements of Section 26.88.030(A)(2) and (5), Section 26.100.050(A)(2)(e), and Section 26.72.010(G). Section 26.88.030(A)(2). Subdivision Exemptions. Lot Split. The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met. a. The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Response: The lot has not been subdivided previously. 5 b. No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). Response: Two lots are created, both of which conform to the requirements of the R- 15A zone district. An Accessory Dwelling Unit is proposed for the new residence. c. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and Response: No previous lot split exemption was granted. d. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Response: The filing of said subdivision plat shall be a condition of this approval. e. Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder. Failure on the part of the Â· applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Response: The filing of said subdivision exemption agreement and plat shall be a condition of this approval. f. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Response: No dwelling units will be demolished. g. Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Response: The applicant represents that a total of two units will be created. Section 26.88.(BO(A)(5). Historic Landmark Lot Split. The following standards must be met: 6 a. The original parcel shall be a minimum of 9,000 square feet in size and be located in the R.-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district. Response: The parcel is larger than 13,000 square feet and is located in the R-15A zone district. b. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Response: The duplex FAR which would have been allowed for the fathering parcel, which in this case is 4,384 square feet plus a possible FAR. bonus from HPC, will be divided between the new parcels. The applicant must clarify exactly how the FAR is to be allocated. c. The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel that contains a historic structure. Response: An FAR bonus and setback variances have been requested for the historic structure. Section 26.100.050(A)(2)(e), GMQS Exemption by the Community Development Director, Historic Landmark Lot Split. The construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to section 26.88.030(A)(5) shall be exempted from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings. Response: An exemption by the Community Development Director will be processed following approval of this application. Section 26.72.010(G), Historic Landmark Lot Split. The development of all lots created pursuant to section 26.88.030(A)(5) shall be reviewed by HPC at a public hearing. Response: This meeting is a noticed public hearing. PARTIAL DEMOLITION 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. 7 Response: Only a limited area at the rear ofthe house is to be demolished in order to add onto the building. 2. Standard: The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: As stated above, demolition is limited. 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: Compatibility issues are detailed above. ON-SITE RELOCATION 1. Standard: 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 will not be diminished due to the relocation. Response: As described above, it is important to keep the historic house close to the street, but there is interest in shifting it towards the west to give it the most prominence on the lot and within the neighborhood. 2. Standard: 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 alicensed engineer demonstrating the soundness of the structure proposed for relocation. Response: Said report will be a condition of approval. 3. Standard: 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. Response: The relocation plan and bond will be a condition of approval. 8 COMPLIANCE WITH ORDINANCE #30 Response: Windows shown on all sides of the new construction extend into the "no window zone." The applicant may either accept a double FAR calculation for the interior space associated with these windows, eliminate the windows where they violate the standard or ask for a variance. Staff has recommended restudy of some aspects of the architecture. A variance from this standard may be appropriate in some areas of the new house, but staff does not support any variance on the historic structure because the large areas of glass are not generally compatible with the windows which are characteristic of the historic house. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to final review â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC continue the application to April 8, 1998, with the following direction: 1. Reverse the site plan so that the historic house is on the western lot. 2. The western lot may be accessed by a driveway from Neale Street, as shown, and the eastern lot may be accessed from King Street, as shown. 3. Restudy the architecture of the addition to the historic house and the new house. Create a more direct compatiblity in materials and design elements. 4. The lot split, partial demolition, and landmark requests are acceptable in concept, but are continued to April 8 so that the overall proposal can be amended. 9 March 18, 1998 0 DAVID GIBSON AIA Ms. Amy Guthrie Aspen Pitkin County Community AUGUST Development Department RENO 130 South Galena Street AIA Aspen, Colorado 81611 SCOTT SMITH RE: 930 King Street AIA Dear Amy: , 1_4 I have enclosed revised Architectural Drawings that should be included in our original submission package. The revisions include: Ezz#21Â£"/5,11 --- 1. Site Plan 94=.1 2. Exterior Elevations GIBSON Â· RENO Â·ARCHITECTS, L.L.C.Â· Regarding the Site Plan, the revised drawings represent moving the Ill historic house (Residence "B") directly to the East. The proposed front yard is ten (10) feet from the South property line, which is 210 E. HYMAN 0 exactly what exists today. The East side yard is proposed to be five NÂ°202 (5) feet. Both the proposed front and side yards will require a variance. ASPEN COLORADO 81611 Residence "A" remains as originally sited. The Neale Street side is considered the front yard with a setback oftwenty five (25) feet. The 970.925.5968 King Street side is considered the side yard with a setback of sixteen feet, eight inches (16'-8"). No variance is required for Residence "A" FACSIMILE with regard to setbacks. 970.925.5993 The driveway to Residence "A" has been revised regarding width. The revised driveway is ten (10) feet wide. P.O. BOX 278 117 N. WILLOW The proposed revised fence on the North property line begins thirty N" 2 (30) feet from the West (Neale Street) property line running to the TELLURIDE East property line. The entire East property line remains as originally COLORADO proposed with a fence running the entire length. 81435 970.728.6607 FACSIMILE 970.728.6658 0 Ms. Amy Guthrie March 18, 1998 Page 2 The exterior ofResidence "A" has been revised regarding the following: 1. The height ofthe ridge has been lowered by five (5) feet. In the original design, the ridge was thirty five (35) feet. In the revised design, the ridge is located at thirty (30) feet. 2. The fireplace chimney has been lowered by five (5) feet. 3. All of the original log roof outriggers have been eliminated. The fascias are now a more traditional one (1) by similar to the surrounding houses. Finally, we have reduced the amount ofadditional F.A.R. (493) by two hundred forty three (243) square feet. Our revised request is for two hundred fifty (250) square feet. These revisions are based upon the input we have received from the Historic Preservation Commission and the goals ofthe applicant. If you should have any questions please contact me. psEtectfully~yours,; 42-4 AAm~*. 70, AtÂ» 1 D 5 1 RECEIVED 0 December 10, 1997 JAN 0 7 1998 ASPEN / PI IKIN DAVID COMMUNITY DEVELOPMENT GIBSON AIA Ms. Amy Guthrie AUGUST Aspen Pitkin County Community RENO Development Department AIA 130 South Galena Street Aspen, CO. 81611 SCOTT SMITH AIA RE: 930 King Street Dear Amy: h:...ZE, I am submitting the enclosed application for the proposed â€¢m 2----~<EZIEI~~M{*U~- development located at 930 King Street. I am representing the NPJ NWer - Partners, LLC, the legal owners of this property. GIBSON Â· RENO Â· A R C H I T E C T S, L.L.C. Â· From the numerous meetings and telephone conversations that we iii have had, and the pre-application conference summary memorandum which is enclosed, the NPJ Partners, LLC are making 210 E. HYMAN this application regarding the following: N" 202 1. Landmark Designation ASPEN 2. Significant Development COLORADO 3. On-Site Relocation 81611 4. Residential Design Standards 970.925.5968 5. Historic Landmark Lot Split 6. Conditional Use FACSIMILE 970.925.5993 As you know from our discussions, it is the intent of the owners to historically renovate the existing house, smoke house, and outhouse that was once occupied by Joe Candreia, otherwise known as "No P.O. BOX 278 Problem Joe". 117 N. WILLOW NÂ°2 In addition to the renovation, the development proposed includes an addition to the historic structure, which would create a single TELLURIDE COLORADO family residence at the East end of the property. 81435 The development proposal also includes the development of a 970.728.6607 separate single family residence, which will be located at the Western portion of the property. It is our intent to seek a lot split FACSIMILE 970.728.6658 0 that would create two (2) separate parcels. Amy Guthrie December 10, 1997 Page 2 I have enclosed numerous attachments for this submission which are listed separately. Thank you for your assistance in answering the many questions I have had concerning this proposal. I also want to thank you for your time in reviewing our requests for this proposed application. Please contact me with any further questions regarding this application. %29*422 MY*(7 â‚¬=111 - y:zrn â€¢ .-. 2--Â·Â·~-~CZEZA.W.TRI) At#us* Reno, AI~ GIBSON Â· RENO Â·ARCHITECTSÂ· Lj 111 attachments Â· LIST OF ATTACHMENTS, DRAWINGS, PHOTOGRAPHS, DEPOSIT ATTACHMENT 1 LANDMARK DESIGNATION 0 ATTACHMENT 2 SIGNIFICANT DEVELOPMENT ATTACHMENT 3 ON-SITE RELOCATION ATTACHMENT 4 RESIDENTIAL DESIGN STANDARDS ATTACHMENT 5 HISTORIC LOT SPLIT ATTACHMENT 6 CONDITIONAL USE ATTACHMENT 7 VICINITY MAP ATTACHMENT 8 GENERAL WARRANTY DEED ATTACHMENT 9 LEGAL DESCRIPTION ATTACHMENT 10 REQUEST FOR HISTORIC LANDMARK GRANT ATTACHMENT 11 OWNER AUTHORIZATION LETIER ATTACHMENT 12 SIGNED FEE AGREEMENT ATTACHMENT 13 DIMENSIONAL REQUIREMENTS FORM ATTACHMENT 14 LAND USE APPLICATION FORM ATTACHMENT 15 LIST OF ADJACENT PROPERTY OWNERS WITHIN 300 FEET ATTACHMENT 16 PRE-APPUCATION CONFERENCE SUMMARY MEMORANDUM ATTACHMENT 17 FLOOR AREA DRAWINGS: 1. ARCHITECTURAL SITE PLAN FLOOR PLANS (3) EXTERIOR ELEVATIONS (4) 2. SURVEY IMPROVEMENT SURVEY NEIGHBORHOOD BLOCK PLAN SITE PLAN PHOTOGRAPHS 1. PANORAMA PHOTOGRAPHS (3) 2. PHOTOGRAPHS OF EXISTING STRUCTURES 3. PHOTOGRAPHS OF EXISTING ADJACENT STRUCTURES DEPOSIT: A CHECK IN THE AMOUNT OF $1,025.00 TO THE ASPEN/PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT WHICH BREAKS OUT AS FOLLOWS PER THE PRE-APPLICATION CONFERENCE SUMMARY MEMORANDUM: H.P.C. $600.00 P&Z 245.00 CITY ENGINEER 110.00 HOUSING 70.00 NPJATACH.DOC ATTACHMENT 1 Landmark Designation Standards For Designation: Any structure or site that meets two (2) or more of the following standards may be designated as "II" Historic Overlay District, and/or historic landmark. STANDARD: A. Historic importance. The structure or site is a principal or secondary structure or site commonly identined or associated with a person or an event of historical signilicance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. RESPONSE: The structure and the site were occupied by Joe Candreia, otherwise known as "No Problem Joe" from approximately 1952 until his death in 1993. "No Problem Joe" was considered one of Aspen's old local characters because of the words that he commonly muttered, "No Problem" when anyone needed his assistance. Another aspect of "No Problem Joe's" tenure was a vegetable garden that he personally tended to for approximately thirty (30) years. He was often seen sharing his prize crops with people that were just passing by. STANDARD: B. Architectural importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a signilicant or unique architectural type, (based on building form) or specimen. Response: The house is believed to be an original Sears and Roebuck, ship and build cabin, which was commonly used at the beginning of this century. The smoke house and outhouse are structures that were also commonly used in an era that has passed us by with new technologies regarding plumbing and food storage preparation. / 1 0 STANDARD: C. Designer. The structure is a signifcant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This project does not meet this standard in our opinion. STANDARD: D. Neighborhood Character. The structure or site is a signiRcant component of a historically signifcant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood (character). Response: The house and outbuildings were very typical for this neighborhood during the early part of the century. During the late 19th century and early part of the 20th century this neighborhood consisted of very modest type structures that were meant to house the working class (primarily miners). There are a number of these structures scattered throughout the Eastern section of Aspen. This house and the outbuildings contribute to the publics' awareness of what once occupied this neighborhood that still remain today. 0 STANDARD: E. Community Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures of historical or architectural importance. Response: The house and outbuildings contribute significantly to the character of the historic Aspen community. These contributions include being a vital piece of the "Silver Boom" fabric. While the West End of Aspen represented the wealth of the "Silver Barons" with all of its elaborately design houses, the East End of Aspen represented the work force. The structures on this property represent a period of boom and bust with the birth of the City and the quiet years that followed once the original mining economy faded. The 930 King Street structures that remain today meet four (4) out of the possible five (5) Standards for Designation. We request that 930 King Street be designated as an Historic Landmark. NPJLAND.DOC 0 ATTACHMENT 2 ASPEN HISTORIC PRESERVATION SIGNIFICANT DEVELOPMENT The applicant proposes the following: A. Historically renovate the existing house, Smokehouse, and Outhouse. This entails keeping existing materials where they are deemed salvageable and able to be renovated. Where this is not possible, the materials, windows, doors, siding, roofing, etc. will be reproduced to replicate the original materials. B. Relocation of the Historic house, Smokehouse, and Outhouse on-site as described in the On-Site Relocation Section of this application. A side yard setback variance on the East side is requested to be reduced to live (5) feet in lieu of the ten (10) foot required. C. An addition of 1372 Square Feet to the existing 432 square foot Historic House consisting of an eight (8) foot wide one (1) story link that preserves the form of the existing house on the South, East and West sides. A floor area bonus of four hundred ninety three (493) square foot bonus is requested. The two (2) story portion of the proposal is connected to the North side of the link. Exterior materials, forms, proportions will reflect those of the Historic House. D. A Historic Lot Split is requested in order to create two (2) separate parcels, which allows for separate ownership of the Historic House. A smaller addition to the Historic House is also beneficial, which ~he scalgof the overall building small. Please refer to the Historic Lot Split Section ofthis application-- <41â‚¬Cf E. The development of a new single family residence consisting of 2795 square feet of EAR. to be located on the newly proposed Western lot. The proposed house is sighted to allow for a twenty-five (25) foot buffer between the two (2) structures. Keeping the Historic House relatively in its original location. The proposed house has been designed with similar forms, shapes, and proportion that reflect those of the Historic House. The East side of the proposed new house is designed with a one (1) story segment that runs the entire depth (North-South) twelve (12) feet wide. New materials such as log columns, architectural accents and stone are introduced to not replicate the style of the Historic House. This allows each house to retain it's own character and yet respect each other. Materials that will match or be similar will be the roofing and siding. The design of the new house is reminiscent of the turn-of-the-century corner Victorian, with its corner tower that relates to both streets. 11Rihist.doc al ATTACHMENT 3 ON SITE RELOCATION The proposed development relocates the existing historic house, the smokehouse and the out house on site. Currently the existing historic house is located with the Southern-most wall approximately eleven (11) feet from the South property line. The East wall of the house is located approximately twenty (20) feet from the East property line. The proposed development relocates the historic house on-site with the Southern-most wall at twenty five (25) feet from the South property line, and the Eastern most wall at seven (7) feet from the East property line. Currently the historic smoke house is located with the Northern wall approximately three (3) feet from the North property line. The East wall of the structure is located approximately twenty five (25) feet from the East property line. The proposed development relocated the historic smoke house on-site with the Northern wall at twenty five (25) feet from the North property line and the East wall at fifty (50) feet from the East property line. The existing historic outhouse is located approximately four (4) feet from the North property line. The East wall of the structure is located approximately eleven (11) feet from the East property line. The proposed development relocates the historic outhouse on-site with the structure five (5) feet from the North property line and the East wall being at thirty two (32) feet from the East property line. EXISTING PROPOSED S.F.SIZE LOCATION ON-SITE LOCATION HISTORIC HOUSE 432 SF Porch 72 SF South front yard 11 Fr 25 PT East yard setback 20 Fr 1 Fr HISTORIC SMOKEHOUSE 54 SF North yard setback 3 Fr 25 Fr East yard setback 25 Fr 50 Fr HISTORIC OUTHOUSE 22 SF North yard setback 4 Fr 5 Fr East yard setback 11 FT 32 Fr 0 ON-SITE RELOCATION NPJ - 930 King Street Page 2 The proposed development relocates the existing historic house on-site fourteen (14) feet further back from the South property line. This brings the house into compliance with the front yard setback requirement and also with the adjoining structure located on the adjacent parcel to the East. By locating the house further back also give the house relief from being right on King Street. This relief will focus more attention on the house and will provide for an area to be landscaped. The historic smokehouse and outhouse relocations on-site are being proposed primarily so that each of the structures will be visible from King Street. Structurally all of these buildings are wood frame construction and are in poor to average condition. The structural frame of each building is sound and with care may be moved the short distances the development proposal calls for. In all of the buildings, new concrete foundations will be constructed. Before we move each structure, we will have a structural engineer review and recommend methods for any physical impacts that may occur during relocation. We will submit this information to the Aspen/Pitkin Country Community Development Department prior to any relocation. npjreloc.doc 0 ATTACHMENT 4 RESIDENTIAL DESIGN STANDARDS The proposed design for both of the residences comply with: A. Building Orientation B. Building Elements 1. Residence "A" has one (1) story element that comprises 100% of the building's overall width on the King Street and Neale Street orientations. This is accomplished with a verandah porch. 2. Residence "B" has a one (1) story element that comprises 100% of the buildings overall width on the King Street orientation. This is accomplished with the one (1) story existing historic structure being located directly on the King Street elevation. C. Build-To Lines 1. The proposed residences follow the common setbacks of the King Street orientation. D. Primary Mass 1. The primary mass for each of the proposed residences is below 70% of the total floor area. E. Inflection 1. Proposed Residence "A" is designed with a one (1) story element at the East elevation for a width of twelve (12) feet, the entire depth of the residence. This element is adjacent to the one (1) story historic structure. F. Garages and Driveways 1. Both garages in the proposed residences are at the rear of the property and while attached, they are not visible from either King Street or Neale Street. G. Areaways 1. All areaways for both residences are recessed behind vertical planes established by the portion of the building facade which is closest to the street. H. Decks 1. All decks in excess of 15% of the floor area for each of the proposed residences have been calculated into the total floor area. 0 I. Garages 1. The floor area in excess of the two hundred fifty (250) square feet that is exempt has been figured into the total floor area for each of the proposed residences. J. Floor Area 1. The floor area for each of the proposed residences has taken into account: (a) Plate heights (b) Below-grade areas with exposed walls greater than eighteen (19) inches above grade and walls exposed through the use of area wells. IC Building Height 1. Residence "A" complies with the formula for roofs with a slope of 8:12 or greater. 2. Residence "B" complies with the formula for roofs with a slope of 8:12 or greater. L. Parking 1. Each of the proposed residences exceeds the requirements for parking. 0 npjresds.doc 0 . ATTACHMENT 5 HISTORIC LOT SPLIT The applicant requests a Historic Lot Split per Sections 26.88.30 (A) (2), 26.100.050, (A) (2) (e), and 26.72.010 (G). The proposed Historic Lot Split complies with Section 26.88.030 (A) (2). This property has never been subdivided before; will only create two (2) lots; and will only construct (2) units plus an affordable dwelling unit. The proposed Historic Lot Split complies with Section 26.72.010 (G) and Section 26.100.050, (A) (2) (e) if the property is designated as an Historic Landmark. npjlotdoc 1 ATTACHMENT 6 CONDITIONAL USE (AFFORDABLE DWELLING UNIT) An affordable dwelling unit is proposed for the new residence located at the Western portion of the property within Residence "A". The unit is three hundred seventy (370) square feet in size. The unit consists of a studio-type floor plan which includes: Living/Sleeping area Closet Kitchenette Bath The unit also includes a separate exterior entry. RESPONSE TO REVIEW STANDARDS: DEVELOPMENT OF CONDITIONAL USE A The current zoning of the property R15-A which allows Accessory Dwelling Units as a Conditional Use of this zone district. The Aspen Comprehensive Plan encourages the provision of the A.D.U.'s within residences to help supply housing within the Aspen area. B. The Conditional Use is consistent and compatible with the character of the immediate vicinity. The underlying zone district allows for duplex development, which is an increased density relative to single family residential design standards. The surrounding area consists of several similar projects with existing A.D.U.'s. C. The proposed residence will have three hundred seventy (370) square foot studio A.D.U. The A.D.U. will be located at the garden level of the unit accessible from Neal Street. There is a provision for one (1) parking space within the proposed driveway. The A.D.U. will have no adverse effects on the surrounding properties. The Accessory Dwelling Unit is located within the City limits of Aspen and has access to all public facilities, transportation, and services. E. As a requirement to Ordinance #1, replacement housing program, for a new residence in the R15-A Zone District, the applicant must provide an Accessory Dwelling Unit or pay a fee in lieu. This AD.U. fulfills this requirement. F. The Conditional Use of the Accessory Dwelling Unit complies with standards by the Aspen area Comprehensive Plan and the requirements of Ordinance #1. nRjadu.doc 19 9 7- 2 ASPEN r.-R--4 i LIMITS 2 851 \1 0 930 KING 3 - - 34 5 6 7 < *2 -STREET 1 FRANDIS 19 LD =-,0 0 13 1415 16 17 18 1920 t j 4 0 3 2 78910 11 12 Â· -/-0 s P D 5 4 7 8 98 11 12 0-0 4 ' 2 $Â· 3 1 1 - -15 -0 0,4144 y 2 Gi Go// ''464 08 PAm ~ 4% 3 ~~2 ~/1/~ 5 r St (PUD) , 1 9 . -9 R-6/f) 151 1 [P HERRON PARK QUEEN ST. ..- ..Â·-H 1/4 P U7 0 OE PARK CORNER, SECTION 7 1 -\ N hL ...53.. 2 \\ 1- 0 - 2 - d . . 1/1-Un m. AVE. * ~-~ 4 al 1 0 'Rbl \2 --1~1.Miklb~j~L==M~P I /- 11# --__ GA, 1 1 g IT~h E HYMAN 0 AVE. 7*m11111111TTI'lli\||l|l|||fil| --- ill IE "mir.@ 60 (90 4 v V - I... - ..4, . 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THE LOCATON *.ID DIFENeIONS OF ALL 7 eutl,GNG& IMPADVEMEI~5, FASEMENr3, RIGHTe-OF-WAY IN MOENCE 9// * /lk / ALANE 5UKVrfA INC.Dr....-._- _____ -- _- 012 KNO,VN 10 ME, ANC) ENEDâ‚¬HMENTS M OR CN THESE i#. i i ..... . -i 9 3, DATE:.__.__- _ __ Le. 1184 AD tNOIC,CrED a.1 PITK w Cajkrri TITLE, INC. TITLE FOLIOÂ¥ JAMED E =%4 FREM\*55 ARE ACCURATELY SHOWNÂ· ALL EAODADÂ·115 Or RECORD , (CASE 140. FeT- 8202Â· 02 1. Pkn-EV kt,NCCA 1, 1994. MAVE. tbt=CN SHOWN +AEKEEN, 1 e 8 , | ALMNE XEVEÂ¥3, INC. 0,/: 34,lm F. letÂ·DEK . I IA-rE: L.e. 9 I 64 2*. 9 0'. Â·i~Wmâ€¢Ate:O N<'P-Ar 6152 0. 9 RECEIVED .71 . .000 ~1?> A.. JAN 07 1998 -fly 0 4CIDAL 'EE ASPEN / el I Kitv COMMUNITY DEVELOPMEN1 J Su-Â¥Id 3 Â·44Â» DL 8-181= 3Â·7Â·14 3Â·27: 97 UregIE. Title: Job No 95-90-2 01/lid tÂ·7+44 1 44Â·94- IMPFCA/EMENT .SORyer alent 734 ASSOC*T 4 -7Â·4+ 7- I Â·94 IMP. Sumv/Er- OFA-TM,CTOr'LANO.51'11.ATED INTME SCUTH 7Â·27Â·94 *0 E5~SEHENT) HALF OF DECrION 7, 10*NE*41F 10 ECUTH RANGE 10Â·10Â·1410103,WHY- 84 VETOFTHE GTI-1 rh/1.. aTYOF/erEN, ~11-KIN CO., COLOI'WOO ma, EXHIBIT-~ ~ /| 9.1 5,9 F County of Pitkin } 1 1 AFFIDAVIT OF NOTICE PURSUANT } ss.6-.=W TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26.52.060 (E) I, AUGÂ»usT FNEAt) , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to all owners of property with three hundred (300) feet of the subject property, as indicated on the attached list. on the 6 day of 213-AJ . 1992 (which is _ days prior to the public hearing date of 1 ' 28 Â·95 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible Continuously from the 6 day of OAK!. , 1996(Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sieÂ·Â·is-attached hereto. Signaturk ( L// ./2, Signed befOre-ME this O day -3-hAU A-A-4 t . f-9.66Â¥Â· , 1992by - ar 1 3.,0 WITNESS MY HAND AND OFFICIAL SEAL , PUBLIC NOTICE - My commissim expires: 4-2- 0- 92 DATEL / TIMEL:2 PLACE - ~Lf, PURPOSE-:22_. Notary Public I.L. EA .' './.-/ -ZP-3*EU- w - , I -n - 4.34 . 11, 6 te. Notary Public's Signature _212$Â»U AA - '' r L . 1 I \ l REVISIONS LANDSCAPE LEGEND: 8//1 /98 1 l o Existing Deciduous to Remain ~: EXHIBIT /1 3,22 9 9 F (2-3" Caliper size) ~ New Deciduous Trees pew 9706 ~--v--v-v-~ Boulder landscape retaining wall DUWN ~25 DATE. ~ Â· /0, , t~ 7 CHECKED Ftti:t: 7r';7a Perennial Beds SCALE Ph> '4=- / ' 41.5' -219 -2..1 COPYRIGHT (~) 19_~I~_ All areas not shown to be paved shall be sodded & irrigated 0/ 1- 301 - G' PEN 1. . 4.- 1 Â·- .1 I . - . -- f-MMOX-EMousE COUTHÂ©USE ' ~ PAVED AUTO COURT I l, . . .. . .; AUTO C UR I W . PAVED .. l1 t> - Front Setback 25' . - .2 1 t 423 NEW ESIDENCE -.04 1.:MT "A" Wi . - Il l . 7 -6' " ' 1. 1 ... .:. - 0 ' " r " 5LJL.1/ ~- -. .. VICTJKAN HOUSE ~ R' ST BAAM 12 Cottonw * V /1 Side Corner Setback 16'-8" \:U...14't:, ./ .. i..li.~.aÂ» . I . 73' ~ 1 BSONÂ·RENO t . AkC.HlliC;5 /04. 2, 11 -111 24 ' cottonwood 11? E hy , 3# '. c . No 22; ASN N CO-OK,Â£ 74 w . 8,61, 3 392- ..{f - f ACâ‚¬ M 1-3925:4.3 KING STREET to 8 -,X 278 117 N \V ..06 No 1 ' ILLEUR,DE 00.090-3 8113, 303 7'28 6( 07 . 40 0 FACKIMÂ·Â·LIE SITEPLAN/LANDSCAPEPLAN 303 726 t, 56 WEET/' fÂ® 1 1 1 6 \0 90 40 Fr Al 'W OUVHOTIOI) NGMSV NEAL STREET lanLLS DhiIN 026 REVISIONS ps # 7706 Light,veli \ C LAV. N ,~~,m, CATE -h!09Â· lo -41 ChECKED 0- 11- , -M .... .1,1 SCO'Â·LE __~E / _ r COPYR:GHT Â© p f y *016. 11-1 A . - r r -A= - Â· 111~ < ~ <~ ~31=~~60*-EL--11 . REC. RM. 1 1/ A.D.U. ~TH al 1 Lightwell L< .19===1 1.4.J [ \-4- r- 1\ . ---~ r..3 . --- 1 1 -- 0 1. / - L. - 4-- 5-0 U-1 -8 -C= t=~1110 0 . r --- 1 0 --AFT-el .1 1 % L â€¢ ---I- i [ di,Â£ BEDROOM 2 1-1 1 Tuel I Ul ) L.W. ta BEDROOM 2 11 1 BEDROOM 1 , - r--t--- REC. RM. L.W. --T i T----Â· ' 11 - 1 1 'j III T==ter Illy 21 1, . T. f=----01 LI.LL < V - Ir- 1 F477ETTE- 1 -BATH-2.\ 4 1 ILE_ 1_ 1- 1/%43 1 <-Ii- -1-W I ro 11 $ 1 Ofâ€¢ r WBATHE UY / /-1 1 lfLA~ 11.- 017 --9 -- 1 - - - -- '- - - --i *-i====i tjiN-L I L --1 r--4<#FuAI , I - - -----5- ---w-] 1 11 J m=r....-2./,4.- 1 =4~ [tu t l--1- - 1 -,f-i, ~\ MECHANICAL f. .' r<f-/).51 -1 lat L n' 1/7 -- - -i--4--rr=-4 . I.. .... f f = L.W. 93 BEDROOM 1 MECH " GIBSONÂ·RENO ARCHITECTS 111 1 ZIOE HYMAN No 202 ASPEN COLORADO B14II 303 925 5968 .- .--1 FACS,MIL:E --41-- 303 925 5)93 L PO BOX 278 Il IN WILLOW N.2 TELLURIDE COLOIUDO "B" 81435 303 728 6607 FACSIM LIE ' 303 728 6659 9 -9 SHEET#: GARDEN LEVEL FLOOR PLAN A2 - 0rl. 1 - 7- }O 115 PT. . IGIG[H.LS I}NIN Of.6 OUVNOTIO) NIdSV .11 4.1Sk )'4%Â· . L.W. - 5Â¥hr $ L.VÂ·FtÂ· . P,lg <?1 1 , 117 1 <.01:Â·RD,1,1 . . 0 . 1 I . rl - ./ ... MÂ· T 1 -_ -'-'- '1' - 1 4 1. 1 Lightwell 1 Porch#- 1 1 GARAGE 1 L 1 Il I-- - -4, 1 d C c., GARAGE C - 1 1 1 . i. 11 1 1 Ill- 1 F - 1, 1 1'0 Â·~ 1 , MAweeâ‚¬,1 L 1 . , . 1 fri 1 - 1 1 6.-7 ___-- 1 --- 1 LAUN~ CLOSET *TI BATH _HALL 'r--Â»-L_1'~__~~ ~ E---. t. ' - -21 - - lit A IN-=1111 -- I r 1 2 2 - 2,- Â»l'--J 73-1 . __-41_1::Ul i , 111 r-n U ~ L. W. ~ 1-2 MUI] RM. LA~ND~ II L C I jr'm l: F= Â»t ./0- '1-\ . \, 11 1.. . 41 1 1-,A-liu . - 1 4 / 2/&---0/ 1 K < 1 1 7/ -'7% =13 . a T.~12--1. -~ L.W. ~ ' t... 7 1 '-~~~\17- r---- 1 1 1 > 1 5-P lie ]BATH . 1 4-J 1 ' Porch M. BEDROOM ~ ~ 11U - -- - - 1 LIBRARY 4 ~i, HALL ~ i , 1.',, 1- t-6. 1 /1---i 11 'r I ENTRY , 1 1 ILOSET 11 1 1 1 1 1 1.. . a - -----_ , =46-ng -* Â· - I - - --1 I rl----Ill/'IL___-1 1- - - --- 1 ."l--1 , p -.4 I. I. . 1, ... , 4 . .. 5 Â· - -'1 L ..1 Covered Porch , .. \.... O-1-1- Li a - ENTRY ~ 134 *24' . b.......4,%.24 .2.01/1 -- --- --- I - --- --e-- - - --41 .- ! Â»2\27 4<43 :6uffe. 1 ' Â· 10Â·--7 1 - 4 4' 4 17 f 1 M. BEDROOM i.6 - .-f. 1 1 L.W. 1 G [ BSON Â· R E INC-: \ k 111 to 1 1- rÂ«A.,1 Porch 1.1 42: Â·/.3 3:,? ....>F ..4' 5 O l '/ '' V.4.Â·f.6 "B" t E; t.(JROF i. a OÂ·:Â·:Al' 'Q 3 7 .9 :Â·-:. 7 F Ac b:,14 2 _ 4 I !0' /2;461,6 SHit & i MAIN LEVEL FLOOR PLAN -~v A3 1Lri- - r 1 0 ,O' IlnLLS ONIN 0Â£6 OaVHOTO) NadSV REVISIONS 4 PS # 910â‚¬. DRAWN. 9Ets- DATE 1 1 --1-9-11_ CHECKEDÂ· - )44 1 ~ T '-- 11 4 COPYRIGHT Â© 19 97 'UJ / I I 1 -h - - l, 1 44 -ti t~j 1 i F~'ll 1 r - k-904 I Il 1 F- -1 . 11 1 1 1 1 1 \1 . AL 1/4/ /' / 1/ 1 . 1 . 11- - 1 // DINING 4 LJ U 1 0 --Â·-a # 0.....t::= PA+A ki:*EN -66 r---> 1 <------~ i 1 \ 1/â€¢\1| 1 '' / 1 \ 1 -- 1 1 ~r- 1 DINING '~L 1 t?4 7 :1 1- 0 4}r .,, t, 11-1-70 ' ~2~~Z~ 1 7' - 1 1 1 1 ,?U 1 112 1, . \ i le- - \ 1 \ 1 / 0 1 1 Â»-1 .Deckâ€ž+- i i \ 1 / '.Â·~<1!~KF~ST Deck~ ~ LIyING . 4- \ I 716, ---- \\ 1 / / / I . I \ 0*1 - . 1 L 1 To .: ~ rtih - 1 1 ./ 1 . 1 \ r / LIVING A ---- - >Â» Â« .< 57 --1--7Â¥> 1 W- .. 1 1 1 A 44- 1 ; // / 1 \ .-1 T ,--, /l\ . . ' . . . .% 1/ i i - ..A - / \ 9 Vi~--- , \ / E \ . . Deck 1 \4 .. % / /\ - 25 % 1 - 1/\ 41 1 / XI / Ckit*g: // 1% M Ce>PEW'*"l AocAT/99 3 J , */ , . . ~-- 1 / E V . . . r . C t - ---/.1 i / / i\11 , // 11 r - c}- _- --C,> 0-L S in 1 . . IC .- I . \\ --ILIN// // ...: LF -i- 1 4 1 - AS-----/ 1 - 1 ! 1 GIBSONÂ·RENO , . bc.1 ARCH!!ECTS Ill 210 E HYMAN No 207 1 ASPEN COLOKADO 8l6ll ' t) 92f 5968 FACSIMILIE 303 925 5993 L I : ... Pc) BOX 278 I I 7 N. WILLOW Nol TELLURIDE COLORADO 81435 "B" 303 7286607 FACSIMILIE 303 7286658 SHEET# UPPER LEVEL FLOOR PLAN A4 IN 11 q 1 -- 0 #C)' 12[IHIS ONIN 0â‚¬6 OCIVHO1OJ NIâ€¢ISV REVISIONS. EXTERIOR MATERIALS: NEW RESIDENCE "A" 1. Cedar Shingle Roofing 2. Log Beam Tail "Stickouts" joe, 9-70* DRAWNÂ·-~0 3. Log Columns DATE._~211Â£11- 4. 2x Cedar Trim CHECKEDÂ· SCALE:__2*_3_-1-12 5. lx6 Cedar Lap Siding 6. Stone Veneer COPYRIGHT (C) 19. '~l~> 7. Wood Clad Windows and Doors VICTORIAN RESIDENCE "B" 1. Cedar Shingle Roofing 2. lx12 Board & Batten Gable Siding (18 3. 1x Fascia, Corner, & Window Trim 4. lx6 Cedar Lap Siding 1 5. Wood Clad Windows & Doors 1 % F 1 ~EBEE~ . U\.6+4./9 "f",0 00 . - 4.-rn/ %7=' - -- 1 ./ 4 GIBSON Â· RENO 11 ARCHITECTS lll 11 1 ZIOE HYMAN No 207 ASPEN COLORADO 1 2 81611 1 303 925.5968 1 1 1 , 1 1 / FACSIMILIE 1 303 925 5993 .--4--- . I--*.* -+ I. ).-/W*..I..I-/ . - .-.--.--1. .4- .-- ... 6'B" PO. BOX 178 Nol "A" 117 N. WILLOW TELLU~DE COLORADO 8 I 435 303.728.6607 FACSIMILIE 303.728.6658 SHEET# SOUTH ELEVATION e 6 6, 131211Â§ SNIN 0â‚¬6 OUVHOTIOJ NIdSV HEYCON 5: EXTERIOR MATERIALS: 5/ZATIO NEW RESIDENCE "A" .]KIA N . - PU---_ 1 1 2,0,1 + 9-/7-92, ~ 7.pÂ·H,-,Â·i 3': i.'96 1 1 i '44, '' '$/*-~1 , wil '.14' N-â‚¬1059% YX It-1\ // 92*.:1\' G I BSONÂ· REN(- ) 111 '14. *-'.1.8.N 91-N:.eÂ·.02....Ut ~ 95:' ,) '4.. Z . ,r| J "litÂ·. Â· / 0 i A./1.2 I % 1 1 .Â·01 5;14460/ 1 1 1 --------3 WEST ELEVATION "A" A6 ~ 111HIS SNIN 0â‚¬6 OCVHOTIOD NOIdSV ...00 0 . 0 m:'. 0 I 0 ... .0 0 . . 0,0 .0 .0 . 0 ... ...1/ 0'. I ID : -.. 1- '00 1 0 0 I f-G+A,~1-:1~~-=* --A Â·<4*#ffÂ·:r-*th'T,414%&,!&0!e A ... .1 0 0 .. .0 : 10, Im@Imlilillillililililillililillilllillillillililillilillililllilli!.Imimmilillillv- - 25~ *~EF~=~ 1~ 9#~ 0~ L j~ + -22 ! .i,{~ 11-,1- - ~ 1, ..i:,ihiall,6.' 11:Ill, 1 Ii'Fr.1.'2:le,Ellil- 'bilimil::2~11":%:i/-6,Niz:'balwl.ly:m:Jillzildpil": Iri- ~___Jur- 1__2----Z L. . J 0 ~~ - 9 *M/ -1 r Â£*- - 1 =. =.-jilililill'll - 1. 11,1///- - 1)5 - *"";**' ''. Ill 1121- , ff al -1 ltÂ¢ lim .' 11 1,1-1 j n. L li - '/ . ,*51.1-Ital-I - . 11 0- Irt * - - tÂ¥,0 A . 1- /, - 11**111111Â®ill~illilillillilljilimmilmiulMilli""Illillill:'MilliMillilili1uiilli.lill 11,1 4 #Ill jil- ----1-Ii---Il - 1....41.--Il 11'i j ii liili. -:I:':Ill.~I~'-I 2.Vi ~ - i .4 1,? 1, r#. i 1-r--t= i *'ll."t 111: whillb - I. ililill./. I./ 0 2,6.I li -=-a-:*#: '~di~--.,",11,= ..=. l:. --9,Â£91 ./ t -. L ? Â·.'!b .),4 4 EXTERIOR MATERIALS: NEW RESIDENCE .A 1, . ." -- - --- - 1. Cedar Shingle Roofing 2. Log Beam Tail "Stickouts" .-9704 ...._ DRAX,4 ...C*&- 3. Log Columns 4. 2x Cedar Trim 5. 1 x6 Cedar Lap Siding .6. Stone Veneer j ~ *' 7. Wood Clad Windows and Doors r--'â€¢------*.-----: @m i 'LI 4~2-2 VICTORIAN RESIDENCE "B" 1. Cedar Shingle Roofing 1 1 2. lx12 Board & Batten Gable Siding (N.) 3. 1x Fascia, Corner, & Window Trim --- 4. 1 x6 Cedar Lap Siding - - --- 1 Wood Clad Windows & Doors EZE=El . - JUILLE======;==1 -1.-----9---Ill...............--------------------------------------------------------------------------------------------------------------- , It 4 1 r - - -96 2-- L. --*-----0-i- . I--I-*Il-.i---- . --I*.-- --Il .-. -1.- _1- -.----, 1 -I .-I..-*.-*.+ 000 EAST ELEVATION "B" 1 2, 6 10' 40 rr e 41.ei, 19.ef, 9Â·If rt .,,4/ - C I BSON Â· R ENO 111 P i./â€¢IV C i -,Lt 1,1,4! 0, 1 6 ,-1,116â€¢.f: -R 616,; 30 1 9)' L 166 PO BOX 4 18 1,~r jwlÂ·..Â·)/4 N.3 j Th L LRIDI. C f 't (...ReÂ© 1 -1 Ri44 1 , F--lr--1 ~ | CAL, MIL F 30.1 ?78 6607 , jet /4' 64'.4 1 11 1 C /1 1 1 1 11 1, I I /1 --VI-*I......f- - 1 1 1, IL 4:,FE Y â€¢ --- 1-_ L 1 1 11 4- 1 - 11 1 A7 ~ 1 1 1, WEST ELEVATION "B" ' 1 Rt\' SION,- EXTERIOR MATERIALS: NEW RESIDENCE /1 A " 1. Cedar Shingle Roofing 2. Log Beam Tail "Stickouts" r.-1- 3. Log Columns 1(,0 * 4. 26 2x Cedar Trim DATI . f -_-5, _r)1-3-6 5. 1 x6 Cedar Lap Siding C.1+EL,KED . 6. Stone Veneer SCALI _. ffktl-2 - 7. Wood Clad Windows and Doors c OPYRIGH r 9 19 95 VICTORIAN RESIDENCE 1,1-,1, r----4.--.-..--'.*--1 D 1. Cedar Shingle Roofing 2. lx12 Board & Batten Gable Siding (N.) - 3. 1 x Fascia, Corner, & Window Trim 4. 1 x6 Cedar Lap Siding 5. Wood Clad Windows & Doors 00 guE - 7 KEDÂ« - - . A n 1 - 81-Va t \ / 1 / f:-4, \ i 1 / 1 1 / GIBSON 4 RENO 1 If 1 1, Ak(.Ii'13(1 i, 1 I 111 L-- 1 -.I.- il-- HOE HfMAN --- Ii.-- il-- ---I U No '01 A<WEN C OLOUDO 81611 103 925 590.8 "B" FAC'jifÂ·lEif 303915 199) m 807 1/8 "7 N /,Il i:),v fir, Z 1 f 1 1.! Â·R,Li CO{ ORADO 414*5 jo] 7286407 1-ACS.MILIE M 7284658 NORTH ELEVATION W.U. r, FAE~K====â‚¬~~~~=9 A8 O 5 10 520 8-3 IS OMIN 0Â£6 OUVH07O1 NadSV ' 6 1,U W ATTACHMENT 8 ~ t < GENERAL WARRANTY DEED 734 Associates, a Colorado General Partnership, whose address is do Margaret Stanzione, 64 Washington Street, Toms River, NJ 08753, for the consideration of Ten Dollars ($10.00) and other good and valuable consideration, in hand paid, hereby sells and conveys to NPJ Partners LLC, a Colorado Limited Uability Company, whose address is 317 Park Avenue, Aspen, CO 81611, the following real property in the County of Pitldn, State of Colorado: 3 A parcel of land situated in the South Half of Section 7, Township 10 ~ South, Range 84 West of the 6th P.M., City of Aspen, State of Colorado, formerly 0 4 known as the "Robert Davey improvements situated in the Hughes Addition to the H - Townsite and City of Aspen", which parcel is more particularly described as 2 Â· follows: t: 8143 Commencing at a point from which Corner 11 of the East Aspen Townsite bears etÂ·Â·Â· N. 52 degrees 23'03" E. 160.23 feet; thence along existing fence lines the 0- following courses and distances: 0 el y S 26Â°52'00" W 103.58 feet; N 61Â°57'06" W 27.78 feet; & N 55Â°52'50" W 18.64 feet; N 58Â°48'18" W 34.01 feet; N 58029'54" W 23.85 feet; N 48015'12" W 34.73 feet; N 23Â°28'17" E 81.89 feet; 0 S 65Â°20'31" E 142.47 feet, more or less, to the point of beginning. also known by street and number as: 930 King Street, Aspen, CO 81611, with all its appurtenances, and warrants the title to the same, subject to and except for: 0 1. General taxes for 1997 iind thereafter payable in 1998 and thereafter. ~* 2. Building and zoning regulations. ~ ~ ~~ 3. All matters described on Exhibit A attached hereto and incorporated herein by this reference. 8 ~ 49 ALL REFERENCES BEING TO THE REAL PROPERTY RECORDS OF PITKIN COUNTY, E r ti, g COLORADO. 0 F=.0 0--- Signed this 39 day of April, 1997. I SIGNATURES AND ACKNOWLEDGMENTS ARE ON THE FOLLOWING TWO PAGES 111111111111111111 lilli lilli 111111 lili 111 lilli lili lili 403925 04/30/1997 03:48P WD 1 of 3 R 16.00 D 77.50 N 0.00 PITKIN COUNTY CLERK 0 403925 TRANSFER DECLARATION RECEIVED 04/30/1997 CITY OF ASPEN DATE / L-' ' VAU 6 --1 .. 734 Associates, A Colorado General Partnership BY: 0~/2, '456.t ,-p~ 36'41 c'f/yn Di, Maria*t S~0tone, its Generall*fner U U STATE OF NEW JERSEY ) ) SS. COUNTY OF OCEAN ) +L The foregoing instrument was acknowledged before me this 2 9 day *of April, 1997, by Margaret Stanzione, as General Partner of 734 Associates, a Colorado General Partnership. Witness my hand and official seal. My commission expires: (SEAL) 01 0 B - \JO-a,%1.6-V hr Â· .\.4-,~MÂ·Â·e -4 A-Â·i Notary Public .4 ELEANOR J. CANNON NOTARY PUBUC OF MEN JERSEY 3:..UOTARAyt MY COMMISSION EXPIRES 1691 21, 1920 W i * o. iCI * ;~Â·Â·f u ~D L \ 0./,2/ ~ 0 14#fty Â£ Â«f 111'111 lilli '11111 lilli lilli lilill lilli 11111111 lili lili 403925 04/30/1997 03:48P WD 2 of 3 R 16.00 D 77.50 N 0.00 PITKIN COUNTY CLERK 0 -2- '4 k j 0 -- B: / o none stee of the Richard and Margaret Stanzione T ,' General Partner STATE OF FLORIDA ) ) SS. COUNTY OF SARASOTA ) The foregoing instrument was acknowledged before me this 29 day of April, 1997, by Donald Stanzione, as Trustee ofthe Richard and Margaret Stanzione Trust, a General Partner of 734 Associates, a Colorado General Partnership. Witness my hand and official seal. My commission.expires: 4Â· ZO,4'7 (SBAL) /446(6/b/)%%,ULL-- - /:*44'&&/ REBECCA MCFADDEN /3 Ala MY COMMmSION #CO 817293 N6tarF Public 0 111'1111111["1111 lilli 11111111111 lilli 1111111' 1111 lili 403925 04/30/1997 03:48P WD 3 of 3 R 16.00 D 77.50 N 0.00 PITKIN COUNTY CLERK 0-3- 4 . ATTACHMENT 9 0 NO PROBLEM JOE 930 KING STREET LEGAL DESCRIPTION A TRACT OF LAND SNUATED IN THE S 1/2 OF SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH P.M. IN, CITY OF ASPEN, PITKIN COUNTY, COLORADO BEING MORE FULLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER F A TRACT OF LAND DESCRIBED IN BOOK 645 AT PAGE 892 OF THE PITKIN COUNTY RECORDS WHENCE CORNER NO. 11, EAST ASPEN ADDITIONAL TOWNSI'IE BEARS N52 DEGREES 23' 03" 03'E 160.23 Fr., THENCE S 26 DEGREES 52' 00" W 103.58 Fr. ALONG THE WEST LINE OF SAID TRACT; THENCE N 61 DEGREES 57' 06" W 27.78 Fr., THENCE N 55 DEGREES 52' 50"W 18.64 Fr., THENCE N 58 DEGREES 48' 18" W 34.01 Fr.; THENCE N 58 DEGREES 29' 54" W 23.85 Fr. THENCE N 48 DEGREES 15' 12" W 34.73 Fr., THENCE N 23 DEGREES 28'17" E 81.89 Fr., THENCE S 65 DEGREES 20' 31" E 142.47 Fr. TO THE POINT OF BEGINNING, CONTAINING 13,343 SQ. Fr. MORE OR LESS 0 0 300'Radii t 01-Dec-97 Parcel Number Schedule Number Owner Name Name 2 / Address 1 Address 2 City State Zip Code 2737-074-53-003 R014803 BASS CAHN PROPERTIES PO BOX 4060 ASPEN CO 81612- 2737-074-90-124 M000038 BREBNER RICHARD 124 MAPLE LN ASPEN CO 81611- 2737-074-53-004 R014804 C L ASTOR & CO A PARTNERSHIP 981 KING ST ASPEN CO 81611- 2737-074-90-130 R014344 CHRISTOPHER, MICHAEL 130 MAPLE LN ASPEN CO 81611- 2737-073-50-001 R008629 COATES NELIGH C JR 720 E HYMAN AVE ASPEN CO 81611- 2737-073-79-002 R014807 CRAIG GAIL 1/2 INT STANGER ROBERT A 1/2 INT 851 GIBSON AVE UNIT B ASPEN CO 81611- 2737-074-90-122 M000707 D'ARI A T PO BOX 2178 ASPEN CO 81612- 2737-074-22-001 R011813 DODARO CHRISTINE M 930 MATCHLESS DR ASPEN CO 81611- 2737-074-02-001 R012650 DUNN JOSEPH DUNN LUCY HALL 1416 GATEWAY ROAD SNOWMASS CO 81654-921 2737-074-14-002 R009099 HATANAKA HOWARD H 980 KING ST . ASPEN CO 81611- 2737-073-00-860 R014758 HERRON PARK CITY OF ASPEN 130 S GALENA ST ASPEN CX) 81611- 2737-074-00-023 R005384 ISAAC THOMAS D REVOCABLE TRUST 975 KING ST ASPEN CO 81611- 2737-074-00-022 R004268 KAPPELI ERNST PO BOX 1962 ASPEN CO 81612- 2737-074-53-851 R014805 KING STREET DEDICATION CITY OF ASPEN 130 S GALENA ST ASPEN CX) 81611- 2737-074-14-001 R009098 LANG DONALD WILLIAM KASABACH JACQUELYN A PO BOX 4166 ASPEN CO 81612- 2737-074-53-002 R014802 LAWRENCE LARRY UWVRENCE MARA 6309 HARTLEY DR LA JOLLA CA 92037- 2737-074-00-021 R004259 LEWIS THOMAS E Â· 100 ANCHOR DR #18 KEY LARGO FL 33037- 2737-074-53-001 R014801 LIPSEY WILLIAM S C/O RIVER STUDIO 414 N MILL ST ASPEN CO 81611- 2737-074-90-001 R010646 LOEWENSTERN CAROL 251 S GARFIELD #A DENVER CO 80209- 2737-074-90-134 R014290 LUHNOW GARY PO BOX 2383 ASPEN CO 81612- 2737-074-90-132 R016349 MADDOX RICHARD W 120 DRAKE ST DENVER CO 80221- 2737-074-00-019 R004308 MAPLE CHARLES A MAPLE BRYCE M 927 GIBSON AVE ASPEN CO 81611- 2737-073-49-001 R008721 MARSHALL ANN PO BOX 10894 ASPEN CO 81612- 2737-074-00-004 R011952 MICKEY JAMES MICKEY MARLENE 931 GIBSON AVE ASPEN CO 81611- 2737-073-50-851 R014327 NEWBURY PARK CITY OF ASPEN 130 S GALENA ST ASPEN CO 81611- 2737-073-00-037 R004116 NPJ PARTNERS LLC 317 PARK AVE ASPEN CO 81611- 2737-073-53-001 R009191 OWEN KENNETH AND JANE TRUST PO BOX 88 CHAPMAN RANCH TX 78347- 2737-074-00-024 R004238 PEPPER TOM INTERNATIONAL S A PANAMANIAN C 977 QUEEN ST ASPEN CO 81611- 2737-073-00-033 R004377 PETERSON ANNE BYARD ANNE PETERSON RICHARDS BYARD 35 LOCUST MILL VALLEY CA 94941- 2737-074-22-002 R011814 PETERSON SHIRLEY H LIVING TRUST 1909 E RIVER PKWY MINNEAPOLIS MN 55414- 2737-073-00-047 R004237 RIVER HOUSE LLC-COLO LLC CO US CABLE CORP 28 W GRAND AVE MONTVALE NJ 07645- 2737-073-53-002 R009192 SHOAF JEFFREY S PO BOX 3123 ASPEN CO 81612- 2737-074-90-128 M000015 SMALLS RAY PO BOX 3197 ASPEN CO 81612- 2737-074-90-032 R014105 SMUGGLER HOMEOWNERS ASSOCIATI 2737-074-00-020 R004124 SUNNYBROOK COLORADO INC EDWARDS JOSEPH E 111 PO DRAWER 6250 LAREDO TX 78042- 2737-07+10-001 R008612 TARBET JOSEPH R TARBET BARBARA P 980 GIBSON AVE ASPEN CO 81611- 2737-074-90-126 M000443 TEUSCHER JONATHAN W 126 MAPLE LN ASPEN CO 81611- 2737-073-00-038 R004489 TRETTIN HENRY TRETTIN LANA 1299 OCEAN AVE C/O GOODFRIEND & A SANTA MONICA CA 90401- 2737-074-15-001 R009100 VAGNEUR LOIS M BROWNELL 60 FLYING FISH RD CARBONDALE CO 81623- 2737-07+15-002 R009101 VAGNEUR LOIS M BROWNELL 60 FLYING FISH RD CARBONDALE CO 81623- 2737-074-15-004 R009103 VAGNEUR LOIS M BROWNELL 60 FLYING FISH RD CARBONDALE CO 81623- 1 Parcel Number S<~ Number Owner Name Name 2 / Address 1~ Address 2 City e Zip Code 2737-074-15-003 R~ VAGNUER WAYNE UND 1/2 INT VAGNUER LOIS M UND 1/2 Il~ 60 FLYING FISH RD CARBONDALE --I. 81623- 2737-073-49-002 R008720 VARE EDWIN C VARE DARLENE DE SEDLE 22 WILDROSE AVE GUILFORD CT 06437- 2737-074-90-120 M000037 WARMING SOLVEIG PO BOX 5177 ASPEN CO 81612- 2737-073-00-039 R005537 WEISMAND FAMILY LIMITED PARTNERS WEISMAN ENTERPRISES C/O 2626 W LAKE AVE MINNEAPOLIS MN 55416- 2737-073-79-001 R014806 WHIPPLE RALPH U & LYNNE C 855 GIBSON AVE ASPEN CO 81611- 2737-074-10-002 R008613 WIRTH PETER WIRTH JANET B PO BOX 9525 ASPEN CO 81612- 2 , DEC.12.1997 11:03AM GIBSON RENO NO.865 P.2 ATTACHMENT 10 December 3, 1997 NPJPartners, LLC 317 Park Avenue Aspen, Colorado 81611 Ms. Amy Guthrie Aspen Pitkin County Community Development Department 130 South Galena Street Aspen, CO. 81611 VIA: Hand Delivery RE: 930 King Street (Please see legal description enclosed) Dear Amy: Please accept this letter as authorization for the San of Gibson-Reno Architects, L.L.C., located at 210 East Hyman Avenue, Suite 202, Aspen, Colorado 81611, (970) 925-5968, to submit and process the application on my behalf for: 1. Landmark Designation 2. Significant Development 3. On-Site Relocalion 4. Residential Design Standards 5. Histmic Landmark Lot Split 6. Conditional Use Gibson & Reno Architects may represent my interest at any related meerings, hearings. or presentations. ' Larry Wlnnerman .. ATTACHMENT 11 DAVID GIBSON AIA December 3, 1997 AUGUST RENO AIA Ms. Amy Guthrie Aspen/Pitkin County SCOTT SMITH Community Development Department AIA 130 S. Galena Street Aspen, Colorado 81611 RE: 930 King Street 412111 Â· \C?rtl â€¢ - Dear Amy: r:1 On behalf of the NPJ Partners, I am requesting that if the 930 King GIBSON Â· RENO Â·ARCHITECTS. L.L.C.Â· Street proposed development is designated as a historic landmark, iii we receive the appropriate grant from the Aspen City Council. 210 E. HYMAN I understand that the amount of the grant is pre-established in the NÂ° 202 annual City of Aspen budget. ASPEN Thank you or your attention to this matter. Please contact me if COLORADO you should have any questions. 81611 970.925.5968 R~tfuny, ~1~ FACSIMILE 970.925.5993 Aug~st Q. Reno, AlÂ¢~ P.O. BOX 278 117 N. WILLOW N" 2 TELLURIDE COLORADO 81435 970.728.6607 guthr123.ltr FACSIMILE 970.728.6658 ATTACHMENT 12 ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT 0 Agreement for Payment of City of Aspen Development Application Fees (Please Print Clearly) CITY OF ASPEN (hereinafter CITY) and NPJ partners (hereinafter APPLICANT) AGREE AS FOLLOWS: Landmark-, Conceptual Development 1. APPLICANT has submitted to CITY an aoolication forÂ· Partial Demolition, On-Site Re-Location, Residential Design Standards,Historic Landmark Lotsplit, and Conditional Use. (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City ofAspen Ordinance No. 43 (Series of 1996) 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 ofthe size, nature or scope ofthe proposed project, it is not possible at this time to ascertain the full extent ofthe costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest ofthe parties to allow APPLICANT to make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. 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. 0 4. CITY and APPLICANT further agree that it is impracticable for CITY staffto 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 approval, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration ofthe CITY's waiver ofits right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit inthe amount of $1,025 which is for hours ofPlanning stafftime, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing ofthe application mentioned above, including. post approval review. Such periodic payments shall be made within 30 days ofthe billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension ofprocessing. CITY OF ASPEN APPLICKFT Signature: (Â«Â»Â«-1 sGn dausoY Date: 0-.9,17 C .-I Community Development Director Printed Name: Au gut-Gfeno City ofAspen Mailing Address: Gibson-Reno Architects 0 210 E. Hyman Ave.r #202 Aspen, Colorado 81611 ATTACHMENT 13 1 . 1, D, ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: NPJ Partners Address: 317 Park Avenue; Aspen, CO. 81611 Zone district: R-15A Lot size: 13,343 S.F. Existing FAR: Allowable FAR: 4384 S.F. Proposed FAR: 4801 S.F. includes 493 S.F. of Bonus Existing net leasable (commercial): N/A Proposed net leasable (commercial): N/A Existing % of site coverage: N/A Proposed % of site coverage: N/A Existing % of open space: N/A N/A Proposed % of open space: Existing maximum height: Principal bldg:+/- 18 FTAccesory bldg: 25 FT Proposed max. height: Principal bldg: Accessory bldg: - Proposed % of demolition: 0% 1 Bedroom Existing number of bedrooms: Proposed nurnber ofbedroorns: House "A" 4 Bedrooms/House "B" 3 Bedrooms Existing on-site parking spaces: 2 Spaces On-site parking spaces required: 4 Spaces Setbacks Existing: Minimum required: Proposed: House "A" 25 FT Front: 11 FT Front: 25FT Front: House "B" 25 FT 2; * Rear: 68 FT Rear: 10FT House ..8 1, 24 FT Rear: House ~8 11 FT Combined Combined Combined Front/rear: 79 FT Front/rear: Front/rear: ** Side: 20 FT (East) Side: 10 FT Side: Side: 94 FT (West) Side: 10 FT Side: Combined Combined Combined Sides: 114 FT Sides: Sides: Existing nonconformities or encroachments: Front setback of existing Historic House, rear yard setback re: Smokehouse & Outhouse. East side yard setback 5 FT. and 493 S.F..of Bonus Variations requested: F.A.R. related to Historic Landmark/Proposed Development. (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) * Existing Historic Smokehouse rear setback is 3 FT. Existing Historic Outhouse rear setback is 4 FT. ** Existing Historic Smokehouse side (West) setback is 110 FT. Existing Historic Outhouse side (East) setback is 11 FT. e ATTACHMENT 14 , ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 930 King Street 2. Project location 930 King Street, see attached legal description (indicate street address, lot and block number or metes and bounds description) 3. Present zoning R-15A 4. Lot size 13,343 S.F. NPJ Partners, 5. Applicant's name, address and phone number 317 Park Avenue, Aspen, CO, 81611 920-1851 6. Representative's name, address, and phone number Augie Reno, Gibson,-Reno Architects 210 E. Hyman, #202 Aspen, CO. 81611 970 925-5968 7. Type of application (check all that apply): x Conditional Use Conceptual SPA _1_ Conceptual HPC Special Review Final SPA x Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD x Relocation HPC Subdivision Text/Map Amend. x Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review x Lot Spli#Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) Single Family .9. D.escription ?tdev.elooment aRglication Landmark Designation, Significant Development Single Family Residences, on-site relocation of a Hratorrc Buildthq, Historic Lot Split, and Condit.innal Use for an Affordable Dwelling Unit. 10. Have you completed and attached the following? x Attachment 1 - Land use application form x Attachment 2- Dimensional requirements form x Response to Attachment 3 X Response to Attachments 4 and 5 '.11 I. ATTACHMENT 15 LIST OF ADJACENT PROPERTY OWNERS WITHIN 300 FEET. ATIACHMENT 16 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PIANNER: Amy Amidon DATE: 03/07/97 PLANNER'S PHONE: 920-5096 PROJECT: 930 King Slreet REPRESENTATIVE: Augie Reno/Gibson and Reno PHONE/FAX: 925-5968/925-5993 OWNER: TYPE OF APPLICATION: Option 1: Partial Demolition, On-site relocation, Ordinance #30, Conditional Use Option 2: Landmark, Significant Development (including Partial demolition and On-site relocation), Ordinance #30, Historic Landmark Lot Split, Conditional Use DESCRIPTION OF PROJECT/DEVELOPMENT: Option 1: The applicant may construct a single family house and retain the existing residence as a voluntary ADU. HPC would review the new residence for compatiblity with the historic house in terms of general mass and scale issues. Option 2: Landmark designate the property, pursue a historic landmark lot split which would create two legal parcels; one which contains the historic house (with an addition if desired) and one which contains a new single family residence (ADU required). The maximum FAR for the two parcels would be the FAR allowed for a single family residence on the original parcel; the applicant may propose how that FAR is allocated between the two houses. Both parcels would have HPC design review, and the parcel which contains the historic house is eligible for the dimensional variances and bonuses generally allowed for landmarks. Land Use Code Section ption 1: Section 26.72.020.C Partial Demolition Section 26.72.020.E On-Site Relocation Section 26.58.040 Residential Design Standards Section 26.60.040 Conditional Use Option 2: Section 26.72.020/030/040 Landmark Designation Section 26.72.010.F Significant Development (Conceptual and Final) Section 26.72.020.C Partial Demolition Section 26.72.020.E On-Site Relocation Section 26.58.040 Residential Design Standards Section 26.100.050.e Historic Landmark Lot Split Section 26.60.040 Conditional Use Review process (in order proposed by staff): HPC Landmark, Conceptual Development*, Partial Demolition, On-Site Relocation, Residential Design Standards, Historic Landmark Lot Split* P&Z Landmark*, Conditional Use* CC Landmark* U'c Final Review Public Hearing: Yes, for those applications marked with an asterik. Applicant shall mail notice to adjacent properties and post a public notice sign per Section 26.52.060.E. Referral Agencies: Parks, Engineering, Housing ees: lanning Deposit: Option 1: $120 for HPC, $245 for P&Z Option 2: $600 for HPC, $245 for P&Z Referral Agency Fees: $110 for City Engineer, $70 for Housing TOTAL DEPOSIT: Option 1: $545, Option 2: $1025 To apply, submit the following information: 1. Proof of ownership 2. Signed fee agreement 3. Applicant's name, address and telephone number in a letter signed by the applicant, which also states the name, address and telephone number ofthe representative. Include street address and legal description ofthe property. 4. Total deposit for review ofthe application 5. 12 copies ofthe complete application packet and maps. 6. Summary letter explaining the request (existing conditions and proposed uses) and addressing the standards of the Land Use Code sections listed above. 7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. 8. Site improvement survey, including all easements, parking 9. Site plan, including landscaping. 10. Floor plans and elevations 11. List of adjacent property owners within 300'. 12. Site photos 3. Copies of prior approvals DISCLAIMER: he foregoing opinion is advisory in nature only and is not binding on the City. The opinion 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 opinion does not create a legal or vested right. The City urges you to consult with your personal attorney or representative. 0 ATTACHMENT 17 FLOOR AREA RESIDENCE "A" Garden Level 288 S.F. Main Level 1143 S.F.* Upper Level 136Â£S.E. TOTAL 2795 S.F. RESIDENCE'B' Garden Level 141 S.F. Main Level 887 S.F.* Upper Level -lmiE. TOTAL 1804 S.F.** DECKS (in excess of 15% of the total allowed EAR.) 202 S.F. HISTORIC OUTBUILDINGS 76 S.F. TOTAL FLOOR AREA: 4877 S.F. * Includes garage square footage in excess of 250 S.F. - ** Includes 493 S.F. of bonus F.AR. nRifloor.doc 0 Julie Z Maple 1250 Mountain View Drive Aspen, Colorado 81611 0 Ms. Amy Guthrie January 14, 1998 Aspen/Pitkin County Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: Development Proposal for 930 King Street Submitted by Gibson - Reno Architects. LLC. 12/10/97 Dear Amy, As a representative for the interests of my in-laws, Chuck and Bryce Maple, residents and owners of the property at 927 Gibson Avenue, located directly south of the proposed development, we would like to raise a number of concerns. It should be noted that I approached the owner of the property in approximately September, 1997 with many ofthese issues. At that time the owner's representative suggested we work in a cooperative manner to address the concerns of the Maple family prior to submission of planning documents. While I agreed to cooperate in addressing the Maple's concerns, the owner has made no attempt to contact me or the Maples to discuss their issues. The Maples have also repeatedly advised the Planning and Building Department of their interest in the review of development proposals for this site. The Maple concerns can be summarized as a desire to retain the neighborhood community, their front yard ~ and the views of Aspen Mountain from their living room they have enjoyed for thirty years. While we commend the front yard set back off ofNeale Street as a major improvement over the earlier proposal, a number of additional issues relative to preserving their views, the Neale & Gibson community and the spirit of Ordinance 30 should be considered and addressed. Set Backs. Landscaping and Height Issues: â€¢ We endorse the front yard set back off of Neale Street. â€¢ The code requires that all maximum heights be established ftom "natural" grade. During the thirty years the Maples have resided at 927 Gibson Avenue, they observed substantial land fill of the site. In fact, the 1968 "natural" grade along the western edge of the property was approximately equal to the current elevation of Neale Street. The land fill by Candreia consisted of soil and annual deposits of organic material to 611 and level the garden site. Later, poisoning ofthe soil by Mr. Candreia required burying and diluting of the poisoned soil. Finally, Mr. Candreia abandoned his gardening yet continued to place fill on the site. The magnitude of this fill is easily observed by comparing the "natural" grade ofthe Maple property versus the 930 King property. The fill was so substantial that the Maples finally had to construct a retaining wall to hold back the earth. â€¢ The Maple's request and expect that all code determined height limitations be properly enforced ftom the recreated "natural" grade. While no heights are indicated on the plans as submitted, it appears the chimneys as drawn extend beyond maximum height limitations. I - â€¢ The Maples request that the corners and second story roofs of Residence A be stat=1 with height poles prior to any final review and approval. â€¢ Residential Design Standards (Ordinance 30) outlines that relationships to the streets establish the character of a neighborhood and that the area surrounding the home create a transition between the private life of a dwelling and the public realm. The proposed six foot fence along Neale Street would create a harsh barrier to the public realm of the street. The Maples request that the fence along Neale Street be eliminated in its entirety and that all trees and other landscape elements between the house and Neale Street be limited to a maximum height of six feet. Additionally, the Maples request that the north property line fence be set back approximately 30' from the westerly property boundary to preserve the Maple's "front yard" relationship to the street and community as well as to preserve their view of Aspen Mountain. As noted above, all landscaping and other heights should be established from the historic "natural" grade. â€¢ The proposed Residence A automobile entrance from Neale Street creates a safety hazard as a result of its proximity to a sharp hill crest and it should therefore be reconsidered. Additionally, this entrance is at odds with the ideas of Ordinance 30 and at the same time adversely impacts the Maple's front yard environment with headlights penetrating their home and sounds and odors disturbing the public area of their front yard. We request that an auto entrance or shared auto entrance from King Street be utilized. Density: â€¢ The property is zoned Moderate Density Residential R-15A. As the name implies, this zone is intended to be "moderate" density. The neighborhood enthusiastically supported the idea of moderate density of new developments during the recent debate over a proposed development on Walnut Street. -While the subject property is currently zoned R-154 the neighborhood is already overburdened with density and therefore any attempts to increase the density ofthe neighborhood should be carefully examined. TheMaples wish to point out that 26.88.030 Exemptions. A. 5. Historic Landmark Lot Split appears to have been drafted specifically for the 930 King site. While we are not aware of the legal notice requirements, and despite the Maple' s proximity to the site and repeated notice of interest in the development of this site, no notice was ever provided to the Maples to allow comment on this code provision as it applies to this site. â€¢ The 930 King Street proposal contemplates three (3) residences on what is already a non-conforming lot. While the Maples endorse community objectives of employee housing and historic preservation, this level ofdensity on this site is inappropriate. The Maples therefore request that the Historic Landmark Lot Split be denied or that the Accessory Dwelling Unit ("ADU") be eliminated. Separately, it appears the ADU, as designed, does not meet our understanding of code requirements for a "separate" dwelling due to the entrance from the Rec. Room. â€¢ The Maple's request and expect that all code FAR limitations be properly enforced as it relates to the project in its entirety. Historic Landmark FAR Bonus: â€¢ 26.88.030 A. 5. b. states that total FAR for both residences which may be allowed by an Historic Landmark Lot Split shall not exceed the floor area allowed for the original parcel. Paragraph 26.88.030 A. 5. c. states that "HPC variances and bonuses are onlv (emphasis added) permitted on the parcel that contains the historic structure." Pursuant to the code, the owner would be permitted to build up to 2,700 FAR on a 3,000 square foot lot created by an Historic Landmark Lot Split. Application of a 500 square foot FAR bonus would permit the construction of a 3,200 FAR structure on the Historic Landmark Lot Split site. Since the structure proposed on the Historic Landmark Lot Split site is 1,804 square feet, no FAR bonus is needed. As proposed, the FAR bonus is not applied. to the Historic Landmark Lot Split lot but rather to Residence A. The FAR bonus should therefore be denied. Architectural Review: â€¢ Since the applicant is seeking the benefit of lot subdivision and other development bonuses through provisions on the reuse of the historic structure, we feel the proposed development as a whole should place a greater emphasis on the historic structure. As proposed, the more prominent structure, Residence A, is expressed by a large hipped roof mass of log and stone detailing which bears little relationship to the Historic House. Furthermore, the plan as proposed misses an opportunity to create a Iink between the existing Historic Landmark structure on the opposite corner ofKing and Neale streets. Locating the historic structure on the western parcel would more accurately preserve the hiSIOriC character of the neighborhood and Neale Streetscape.. â€¢ The proposal to set the historic house further back off King Street leaves it barely visible from Neale Street and overpowered from King Street. As an alternative to locating the Historic House on the westerly portion of the site, consideration should be given to leaving the structure in its existing and historic relationship to King Street, 11' from King Street. This would preserve the historic siting while giving the Historic House greater visibility. This siting would also allow for the grouping of the two remaining historic outbuildings in approximately their historic location and relationship. As currently proposed, these structures are disassociated from each other and lost in the higher density of the site. Historic Development Incentives: â€¢ As proposed, the owners of 930 King Street have requested many variances, bonuses and grants in the name of historic preservation. While we support the idea of incentives for historic preservation, the requested variances, bonuses and grants for this site are excessive. Ifthe Historic Landmark Lot Split is granted, approximately $500,000 or more in value will have been conferred to the owner. The granting of such value should be adequate to support preservation of this structure without the granting of additional bonuses, variances, grants and the like. The Maple family built their home and have resided there for thirty years, actually prior to and longer than Joe Candreia's residence at 930 King Street (He made the site his residence in approximately 1969 or 1970, shortly after acquiring title). The speculative developments in the neighborhood to date have had little regard for the historic elements or the concerns of existing residents. It is hoped that cooperative resolution of these issues can be achieved. - Sincerely, ~ <Jul~Zeildi' Maple ~hitect c: Chuck & Bryce Maple Mayor John Bennett E MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Tipple Inn, follow-up on discussion of inclusion on the "Inventory of Historic Sites and Structures" DATE: March 25, 1998 SIJMMARY: On March 11, HPC discussed an application to list the Tipple Inn building on the "Inventory of Historic Sites and Structures." HPC held a site visit to view this property in February. The outcome of the meeting was a decision to hold off on consideration of the Tipple Inn for the inventory until next year, when the full inventory is reviewed. The Tipple Inn building appears to be more a representation of 50's era development in Aspen and how mining structures were salvaged and used to build new buildings, than a significant piece of mining era history. HPC agreed that the issue of whether or not these type of buildings 0 fit into the historic significance criteria and which examples should be preserved needs to be part of a larger review of similar structures from the period. Related to the Tipple Inn discussion, HPC asked for more information on the status of redevelopment of the Tippler site, which is directly adjacent to the Tipple Inn. In particular, HPC was interested in pilons which used to support large mining structures, and which are apparently still a part ofthe basement ofthe Tippler building. The Tippler is not included on the historic inventory. It has received Growth Management allocations for new free market and affordable dwelling units, and development approval from the Planning and Zoning Commission. Council will hold their first reading on the project on March 23rd. Second reading is scheduled for April 27th. According to the project architects, the basement of the existing Tippler building will be converted into underground parking. Their intention is to keep any of the pilons which serve a structural purpose for the new garage and buildings, but will remove those that do not. Staffs pQsition is that HPC involvement in the Tippler project is not appropriate. The pilons have long been a feature that was interior to the Tippler building and HPC has no 0 protection over any historic interiors. Additionally, the issue appears to have been raised late in the development ofthe proposal. -7./ 3. rt, a /4 ,-i r , 5 A /2 1 "9 Â·J' 947 57 11 L ---0: ====1 1 -W 1 , C.. .1 1 --Ji I. 1 1-r- i lull i. 7- - iT. 0 1-1 ... J 1 0 0 FROM : THE SCI/ART GROUP PHONE NCI. : 303 945 5023 K