HomeMy WebLinkAboutagenda.hpc.20050427
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ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
APRIL 27, 2005
5:00 P.M.
CITY COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISIT: NONE
I. Roll call
II. Approval of minutes
III. Public Comments
IV. Commissioner member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #15)
VIII. OLD BUSINESS
A. 435 W. Main Street - Historic Landmark Designation,
Major Development (Conceptual), Relocation, Demolition,
and Variances, continued Public Hearing from March 9th.
Continue the Public Hearing to a date certain, to be
determined at the meeting. C' c--.,11rJ.. 1~ q...,,~ d~
IX. NEW BUSINESS
A. 555 & 557 Walnut Street -:;-!1~or Development (Final),
Public Hearing - 20 min.-~ '~,'j. rf/r-- 5rO
B. 530, 532, AND 534 E. Hopkins Ave. - Major Development
(Final), Public Hearing -30 min.# 11,
X. WORKSESSION
A. FAR bonuses on properties containing more than one
landmark building - 20 min.
XI. ADJOURN 6:00 p.m.
MEMORANDUM
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TO:
Aspen Historic Preservation Commission
Joyce Allga~puty Community Development Director
THRU:
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
555 Walnut Street (Log buildings) and 557 Walnut Street (Victorian home)-
Major HPC Development (Final), Public Hearing
DATE:
April 27, 2005
SUMMARY: This project affects three adjacent but separate parcels, located within a new
plmmed subdivision. One of the subject lots contains a Victorian miner's cottage, which has
been abandoned for many years and is significantly deteriorated. This building is to be
rehabilitated, including a new addition. The second lot contains two Rustic Style log cabins
constructed in 1964 that have received landmark designation as part of this review process. They
are to be moved slightly on the site and rehabilitated for use as one single faJnily home. The
, ' third lot is an open meadow in front of the designated buildings which will become a public park.
All of it's development rights are being transferred to the new home-sites in this subdivision.
HPC is asked to grant Final approval for the rehabilitation of the Victorian and the log
cabins. Staff finds that this project meets the applicable review standards and complies with
the design guidelines. Approval with conditions is recommended.
For HPC's information, the draft of Council's final ordinance on the Fox Crossing Subdivision is
attached to this memo in order to address any questions the board may have about how this
project has been resolved since Conceptual review was awarded last September. In September
HPC supported Historic Designation for the log cabins, a Historic Landmark Lot Split, Major
Development (Conceptual), On-Site Relocation, and Variances, including setbacks, site coverage,
mld an FAR bonus. The board also recommended COlillcil approval of a TDR Code Amendment
that will allow more than one TDR to land on the vacant parcels in this subdivision.
APPLICANT: Walnut Property LLC, represented by Gilbert Sanchez AIA.
PARCEL ID: 2737-073-00-022/23.
ADDRESS: 555 and 557 Walnut Street, which are described as Lots 2-5, Block 3, WilliaJns
Addition to the City and Townsite of Aspen. The properties are also described as Lots 5 and 6 of
the Fox Crossing Subdivision.
ZONING: R-6.
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MAJOR DEVELOPMENT (FINAL)
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The procedure for a Major Development Review, at the Final level, is as follows. Staff reviews ,. v
the submittal materials and prepares a report that analyzes the project's conformance with the
design guidelines and other applicable Land Use Code Sections. This report is transmitted to
the HPC with relevant information on the proposed project and a recommendation to
continue, approve, disapprove or approve with conditions and the reasons for the
recommenllation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: Recently, HPC has been contemplating new tools to analyze the
appropriateness of proposals to alter historic structures. The following questions are likely to be
the center of future discussions, and may be helpful for HPC to at least reference for this project -.
(note that the questions do not serve as formal decision mal(ing criteria at this time): I
1. Why is the property significant?
2. What are the key features of the property?
3. What is the character of the context? How sensitive is the context to changes?
4. How would the proposed work affect the property's integrity assessment score?
S. What is the potential for cumulative alterations that may affect the integrity of the
property?
The miner's cottage on this property is significant as an eXaJnple of typical modest housing built
in the Victorian period. Although very deteriorated, it is one of the most authentic buildings of
this type left in Aspen. The log cabins are significant as hand-built Rustic Style structures which
served tile need for rental housing early in Aspen's ski history.
Key features of the property beyond the authenticity of the buildings are the aJnount of
undeveloped property that contributes to the open landscape in front of the miner's cottage and
log buildings, and the way the property developed over time to serve the needs of a long term
owner.
There is one other Victorian home on this street, and the 2 WilliaJn's Way property, which is
some distance away. Little other 19'h century context remains in this densely developed
neighborhood. -.
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In terms of how the project will affect the integrity of the designated buildings, as stated they are
both currently very intact. The Victorian would achieve a high score on the integrity assessment,
and may lose just a few points depending on the extent that materials, doors, or windows need to
be replaced due to deterioration. The integrity of the log cabins is affected somewhat by
relocating them on the site and linking them together. Additional changes to the structures
should be very limited, which is the case with this application.
There will be no remaining potential for future additions to the property after this project is built,
because it creates a commitment to move all of the remaining allowable FAR from the
designated buildings to TDR's.
Design Guideline review
Final review deals with details such as the landscape plan, lighting, fenestration, and selection
of new materials. A list of tile relevant guidelines is attached as "Exhibit A." Only those
guidelines which staff finds warrant discussion are included in the memo.
Overall, staff finds that this proposal is an excellent preservation effort. The Victorian has been a
topic of concern for many years due to its demolition by neglect and the cabins were expected to
be lost following the failed effort to designate them without the owner's consent in 2000. The
applicant is proposing modestly sized additions to these structures and is creating TDR's to move
square footage away into new homes. The historic open landscape is being preserved and the
buildings will be enjoyed by those who visit the park.
The rehabilitation of the Victorian is greatly needed. The applicant is not proposing to alter any
historic features of this building other than to connect the new addition. Staff has included a
condition of approval in the Resolution related to having a qualified contractor or consultant
guiding the determinations as to 'which original materials are salvageable. Retaining as much
fabric as possible is a top priority.
The log cabins are also being treated with sensitivity. They are receiving modest alterations to
some doors and windows. Staff finds that these are occurring within the paraJneters of HPC's
guidelines. Lowering the door thresholds was addressed at Conceptual. Windows are being
enlarged slightly in an obscure location between the two cabins, and on the back. This should be
considered carefully due to the need to retain the architectural integrity of the property. Staffs
score for these buildings before and after the rehab is attached. The project does decrease the
point value to a level just above the threshold integrity expected for a building of this age.
HPC should discuss the proposed construction of stone chimneys on the log buildings and the
new stone foundation. We have some concern that these materials and features depart too much
from the modesty of the original design. The most relevant guidelines are:
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7.4 A new chimney should be the same scale as those used historically.
o A new chimney should reflect the width and height of those used historically.
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7.11 Avoid using conjectural features on a roof.
o Adding ornamental cresting, for eXaJnple, where there is no evidence that it existed creates a
false impression of the building's original appearance, and is inappropriate.
9.5 A new foundation should appear similar in design and materials to the historic
foundation.
o On modest structures, a simple foundation is appropriate. Constructing a stone foundation on
a modest miner's cottage is discouraged because it would be out of character.
o Where a stone foundation was used historically, and is to be replaced, the replacement should
be similar in the cut of the stone and design of the mortar joints.
The staff recommendation is to remove the proposal to use a stone veneer on the foundation and
to delete the chimneys in favor of simple vents through the roof. As can be seen on the integrity
form, these actions affect the authenticity of the cabins, which is not the direction HPC should
support whenever possible.
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DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
. approve the application with conditions,
. disapprove the application, or
. continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff finds that this IS an appropriate project. Final approval IS
recommended with the following conditions:
I. The applicant is required to retain a contractor or consultant with demonstrated
knowledge in conservation of historic wood to oversee the restoration ofthe Victorian.
2. Remove the proposed stone chimneys and stone veneer on the foundation of the log
cabins.
3. HPC has granted approval for On-Site Relocation and Variances subject to conditions
established in Resolution #29, Series of2004.
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4. The applicant must submit a preservation plan with the building permit indicating what
original materials appear to still exist on the structure, and what treatments will be used to
retain them.
5. HPC staff and monitor must approve any changes with regard to the type and location of
exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the
fixtures.
6. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
7. Submit a demolition plan, as part of the building permit plan set, indicating exactly what
areas of the existing house are to be removed as part of the renovation.
8. No elements are to be added to the historic house that did not previously exist. No
existing exterior materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor.
9. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
10. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
II. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
12. The General Contractor and/or Superintendent shall be required to obtain a specialty
. license in historic preservation prior to receiving a building permit.
Exhibits:
Resolution # , Series of2005
A. Relevant Design Guidelines
B. Draft Ordinance approving the Fox Crossing Subdivision
C. Integrity scoring for the log cabins
D. Application
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A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE .-.
PROPERTY LOCATED AT 555 AND 557 WALNUT STREET, WHICH ARE ,-"
DESCRIBED AS LOTS 2-5, BLOCK 3, WILLIAM'S ADDITION TO THE CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. _, SERIES OF 2005
PARCEL ID: 2737-073-00-022/23
WHEREAS, the applicant, Walnut Property LLC, represented by Gilbert Sanchez AlA, has
requested Major Development (Final) for the property located at 555 and 557 Walnut Street,
which are described as Lots 2-5, Block 3, Williams Addition to the City and Townsite of Aspen;
and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Final Major Development Review, the HPC must review the application, a staff
analysis report and tile evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2
and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve,
disapprove, approve with conditions or continue the application to obtain additional information
necessary to malce a decision to approve or deny; and
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WHEREAS, Amy Guthrie, in her staff report dated April 27, 2005, performed an analysis of the
application based on the standards, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines have been met, and recommended approval with
conditions; and
WHEREAS, at their regular meeting on April 27, 2005, the Historic Preservation Commission
considered the application, fOlmd the application was consistent with the review standards and
"City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote
of to
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends approval for Major Development (Final) with the following
conditions:
I. The applicant is required to retain a contractor or consultant with demonstrated
knowledge in conservation of historic wood to oversee the restoration of the Victorian.
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2. Remove the proposed stone chimneys and stone veneer on the foundation of the log
cabins.
3. HPC has granted approval for On-Site Relocation and Variances subject to conditions
established in Resolution #29, Series of2004.
4. The applicant must submit a preservation plan with the building permit indicating what
original materials appear to still exist on the structure, and what treatments will be used to
retain them.
5. HPC staff and monitor must approve any changes with regard to the type and location of
exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the
fixtures.
6. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
7. Submit a demolition plan, as part of the building permit plan set, indicating exactly what
areas of the existing house are to be removed as part of the renovation.
8. No elements are to be added to the historic house that did not previously exist. No
existing exterior materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor.
9. There shall be no deviations from the extelior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
10. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of constmction.
II. The applicant shall be required to provide the contractor with copies of the ItPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
12. The General Contractor aJld!or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
APPROVED BY THE COMMISSION at its regular meeting on the 27th day of April,
2005.
Approved as to Form:
David Hoefer, Assistant City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Jeffrey Halferty, Chair
ATTEST:
Kathy Strickland, Chief Deputy Clerk
"Exhibit A: Relevant Design Guidelines for Final Review"
1.9 Maintain the established progression of public-to-private spaces when considering a
rehabilitation project.
o This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in
the "private" spaces beyond.
o Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to avoid a tree.
o Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
1.10 Preserve historic elements of the yard to provide an appropriate context for historic
structures.
o The front yard should be maintained in a traditional manner, with planting material and sod,
and not covered with paving, for eXaJnple.
1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and
shrubs.
o Protect established vegetation during construction to avoid damage. Replacement of
damaged, aged or diseased trees must be approved by the Parks Department.
o If a tree must be removed as part of the addition or alteration, replace it with species of a
large enough scale to have a visual impact in the early years of the project.
1.12 Preserve and maintain historically significant planting designs.
o Retaining historic planting beds, landscape features and walkways is encouraged.
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
o Select plant and tree material according to its mature size, to allow for the long-term
impact of mature growth.
o Reserve the use of exotic plants to small areas for accent.
o Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
o Do not plant climbing ivy or trees too close to a building. New trees should be no closer
than the mature canopy size.
o Do not locate plants or trees in locations that will obscure significant architectural features
or block views to the building.
o It is not appropriate to plant a hedge row that will block views into the yard.
1.15 Minimize the visual impacts of site lighting.
o Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on
walks and entries, rather than up into trees and onto facade planes.
2.1 Preserve original building materials.
o Do not remove siding that is in good condition or that can be repaired in place.
o Only remove siding which is deteriorated and must be replaced.
o Masonry features that define the overall historic character, such as walls, cornices,
pediments, steps and foundations, should be preserved.
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o Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction
may result in a building which no longer retains its historic integrity.
2.2 Protect wood features from deterioration.
o Provide proper drainage and ventilation to minimize rot.
o Maintain protective coatings to retard drying and ultraviolet daJllage.
2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating
or otherwise reinforcing the material.
o A void the removal of damaged materials that can be repaired.
o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins
may be considered for wood repair and special masonry repair components also may be
used.
2.7 Match the original material in composition, scale and finish when replacing materials
on primary surfaces.
o If the original material is wood clapboard, for example, then the replacement material must
be wood as well. It should match the original in size, the aJllount of exposed lap and
finish.
o Replace only the aJnOlmt required. If a few boards are damaged beyond repair, then only
those should be replaced, not the entire wall.
3.1 Preserve the functional and decorative features of a historic window.
o Features important to the character of a window include its frame, sash, muntins/mullions,
sills, heads, jambs, moldings, operation and groupings of windows.
o Repair fraJnes and sashes rather than replacing them, whenever conditions permit.
o Preserve the original glass, when feasible.
3.2 Preserve the position, number and arrangement of historic windows in a building
wall.
o Enclosing a historic window opening in a key character-defining facade is inappropriate, as
is adding a new window opening. This is especially important on primary facades where
the historic ratio of solid-to-void is a character-defining feature.
o Greater flexibility in installing new windows may be considered on rear walls.
o Do not reduce an original opening to accommodate a smaller window or door or increase it
to receive a larger window on primary facades.
3.3 Preserve the historic ratio of window openings to solid wall on a facade.
o Significantly increasing the aJnOlmt of glass on a character-defining facade will negatively
affect the integrity of a stmcture
3.4 Match a replacement window to the original in its design.
o If the original is double-hung, then the replacement window should also be double-hung, or
at a minimum, appear to be so. Match the replacement also in the number and position of
glass panes.
o Matching the original design is particularly important on key character-defining facades.
3.5 In a replacement window, use materials that appear similar to the original.
o Using the same material as the original is preferred, especially on character-defining
facades. However, a substitute material may be considered if the appearance of the
window components will match those of the original in dimension, profile and finish.
3.6 Preserve the size and proportion of a historic window opening.
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o Reducing an original opening to accommodate a smaller window or increasing it to receive
a larger window is inappropriate.
o Consider reopening and restoring an original window opening where altered.
3.7 Match, as closely as possible, the profile of the sash and its components to that of the
original window.
o A historic window often has a complex profile. Within the window's casing, the sash steps
back to the plane'of the glazing (glass) in several increments. These increments, which
individually only measure in eighths or quarters of inches, are important details. They
distinguish the actual window from the surrounding plane of the wall.
4.1 Preserve historically significant doors.
o Maintain features important to the character of a historic doorway. lllese may include the
door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing,
transoms and flanking sidelights.
o Do not change the position and fimction of original front doors and primary entrances.
o If a secondary entrance must be sealed shut, any work that is done must be reversible so
that the door can be used at a later time, if necessary. Also, keep the door in place, in its
historic position.
o If the secondary entrance is sealed shut, the original entrance on the primary facade must
remain operable.
4.3 When a historic door is damaged, repair it and maintain its general historic
appearance.
o For additional information see Chapter 14: General Guidelines "On-Going Maintenance of
Historic Properties"
4.5 When replacing a door, use a design that has an appearance similar to the original
door or a door associated with the style of the house.
o A replica of the original, if evidence exists, is the preferred replacement.
o A historic door from a similar building also may be considered.
o Simple paneled doors were typical.
oVery ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
5.1 Preserve an original porch.
o Replace missing posts and railings when necessary. Match the original proportions and
spacing of balusters when replacing missing ones.
o Unless used historically on the property, wrought iron, especially the "licorice stick" style
that emerged in the 1950s and 1960s, is inappropriate.
o Expanding the size of a historic porch is inappropriate.
5.5 If porch rcplacement is necessary, reconstruct it to match the original in form and
detail.
o Use materials that appear similar to the original.
o While matching original materials is preferred, when detailed correctly and painted
appropriately, alternative materials may be considered.
o Where no, evidence of the appearance of the historic porch exists, a new porch may be
considered that is similar in character to those found on comparable buildings. Keep the
style and form simple. Also, avoid applying decorative elements that are not known to
have been used on the house or others like it.
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o When constructing a new porch, its depth should be in scale with the building.
o The scale of porch columns also should be similar to that of the trim work.
o The height of the railing and the spacing of balusters should appear similar to those used
historically as well.
6.1 Preserve significant architectural features.
o Repair only those features that are deteriorated.
o Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using
recognized preservation methods whenever possible.
o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins
may be considered for wood repair and special masonry repair components also may be
used.
o Removing a daJnaged feature when it can be repaired is inappropriate.
6.2 When disassembly of a historic element is necessary for its restoration, use methods
that minimize damage to the original material.
o Document its location so it may be repositioned accurately. Always devise methods of
replacing the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
o Match the original in composition, scale, and finish when replacing materials or features.
o If the original detail was made of wood, for eXaJnple, then the replacement material should
be wood, when feasible. It should match the original in size and finish, which
traditionally was a smooth painted finish.
6.4 Repair or replacement of missing or deteriorated features should be based on original
designs.
o The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building's heritage.
o When reconstruction of an element is impossible because there is no historical evidence,
develop a compatible new design that is a simplified interpretation of the original, and
maintains similar scale, proportion and material.
6.5 Do not guess at "historic" designs for replacement parts.
o Where "scars" on the exterior suggest that architechlral features existed, but there is no
other physical or photographic evidence, then new features may be designed that are
similar in character to related buildings.
o Using overly ornate materials on a building for which there is no documentation is
inappropriate.
o It is acceptable to use salvaged materials from other buildings only if they are similar in
style and detailing to otller features on the building where they are to be installed.
7.4 A new chimney should be the same scale as those used historically.
o A new chimney should reflect the width and height of those used historically.
7.5 Preserve original chimneys, even if they are made non-functional.
7.8 Preserve original roof materials.
o Avoid removing historic roofing material that is in good condition. When replacement is
necessary, use a material that is similar to the original in both style as well as physical
qualities and use a color that is similar to that seen historically.
o Specialty materials such as tile, slate or concrete should be replaced with a matching
material.
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7.9 New or replacement roof materials should convey a scale, color and texture similar to
those used traditionally.
o Replacement materials should be similar to those used historically on comparably styled
buildings.
o If a substitute is used, such as composition shingle, the roof material should be earth tone
and have a matte, non-reflective finish.
o Flashing should be in scale with the roof material.
o If copper flashing is to be used, it should be treated to establish a matte, non-reflective
finish.
7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is
compatible and does not detract from the historic appearance of the building.
o A metal roof material should have an earth tone and have a matte, non-reflective finish.
o A metal roof with a lead-like patina also is an acceptable alternative.
o Sealns should be of a low profile.
o A roof assembly with a high profile seaJll or thick edge is inappropriate.
7.11 Avoid using conjectural features on a roof.
o Adding ornalnental cresting, for eXalnple, where there is no evidence that it existed creates
a false impression of the building's original appearance, and is inappropriate.
9.5 A new foundation should appear similar in design and materials to the historic
foundation.
o On modest structures, a simple foundation is appropriate. Constructing a stone foundation
on a modest miner's cottage is discouraged because it would be out of character.
o Where a stone foundation was used historically, and is to be replaced, the replacement
should be similar in the cut of the stone and design of the mortar joints.
10.11 On a new addition, use exterior materials that are compatible with the historic
materials of the primary building.
The new materials should be either similar or subordinate to the original materials.
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
o The design of a fixture should be simple in fOlm and detail. Exterior lighting must be
approved by the HPC.
o All exterior light sources should have a low level of luminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
o Unshielded, high intensity light sources and those which direct light upward will not be
pernlitted.
o Shield lighting associated with service areas, parking lots and parking structures.
o Timers or activity switches may be required to prevent urmecessary sources of light by
controlling the length of time that exterior lights are in use late at night.
o Do not wash an entire building facade in light.
o Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls
of buildings.
o Avoid duplicating fixtures. For eXalnple, do not use two fixtures that light the Saine area.
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Exhibit C- INTEGRITY ASSESSMENT- RUSTIC
Integrity is the ability of a property to convey its significance.
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LOCATION Location is the place where the historic property was constructed or the
place where the historic event occurred
5 - The structure is in its original location.
3 - The stmcture has been moved within the original site but still maintains the
original alignment and proximity to the street.
o - The structure has been moved to a location that is dissimilar to its original
site.
TOTAL POINTS (MAXIMUM OF 5)
STAFF SCORE: 5 points. The cabins are currently in their original locations. This score
would be reduced to 3 under the new proposal.
. DESIGN Design is the combination of elements that create the form, plan, space,
structure, and style of a property.
"'<l~",
BUILDING FORM
10 -The original plan form, based on authenticating documentation, is still intact.
6 - The plan form has been altered, but the addition would meet the design
guidelines.
o - Alterations and/or additions to the building are such that the original form
of the structure is obscured.
STAFF SCORE: 10 points. The cottages are currently free-standing and have had no additions.
This score would be reduced to approximately 6, or possibly less, for linking the buildings
together.
ROOF FORM
10 -The original roof form is unaltered.
6 - Additions have been made that alter roof form that would meet the
current design guidelines.
o -Alterations to the roof have been made that obscure its original form.
STAFF SCORE: 10 points. Roofforms have not been, and will not be, altered.
SCALE
5 - The original scale and proportions of the building are intact.
3 - The building has been expanded but the scale of the original portion is
intact and the addition would meet the design guidelines.
o - The scale of the building has been negatively atTectedby additions or
II
alterations.
-
STAFF SCORE: 5 points. Nothing has changed the scale of the buildings. This score would
be reduced to 3 under the current proposal.
DOORS AND WINDOWS
10- The original door and window pattern are intact.
8- Some of the doors and windows are new but the original openings are intact.
4- More than 50% of the doors or windows have been added and/or the original
opening sizes have been altered.
0- Most of the original door and window openings have been altered.
STAFF SCORE: 10 points. It appears that doors and windows have not been altered. This
score will warrant a reduction of approximately 5 points for the proposal to lower the thresholds
of the Oliginal front doors and lower some window sill heights.
CHARACTER-DEFINING FEATURES/SPARE OUALITY OF THE DESIGN
10- The form and features that define the Rustic style are intact. There is an overall
sense of simplicity. Window and door openings and decorative features are spare.
5- There are minor alterations to the form and features that define the Rustic style.
0- There have been major alterations to the form and features that define the Rustic
style.
,~
STAFF SCORE: 10 points are warranted.
..,....,.,.'
TOTAL POINTS (MAXIMUM OF 45) = 45 points today, 34 after this project.
. SETTING Setting is the physical environment of a historic property.
5- The physical surroundings are similar to that found when the structure was originally
constructed.
3 -There are minor modifications to the physical surroundings.
0- The physical surroundings detract from the historic character of the building.
TOTAL POINTS (MAXIMUM OF 5) = 5. The applicant is going to some lengths to preserve the
open space that is currently the foreground of the cabins.
· MATERIALS Materials are the physical elements that were combined or deposited
during a particular period of time and in a particular pattern or configuration to form a
historic property.
-
12
-,--,...-
EXTERIOR SURFACES
15- The original exterior wall materials (log, wood siding, and stone) and the
decorative trim materials are intact
10- There have been minor changes to tile original combination of exterior wall
materials and the decorative trim materials, but the changes have been made in a
maJIDer that confollns with the design guidelines.
5- There have been major changes to the original combination of exterior wall
materials and the decorative trim materials.
0- All exterior materials have been removed or replaced.
STAFF SCORE: 15 points. Materials are intact and will remain intact.
DOORS AND WINDOWS
IO-All or most of the original doors and windows units are intact.
5- Some of the original door and window units have been replaced but the new units
would meet the design guidelines.
O. Most of the original door and window units have been replaced with units that
would not meet design guidelines.
STAFF SCORE: 10 points. It appears that no features of the cabins have been altered. This
, , number may be reduced to 5 points depending on the degree to which window units are replaced.
TOTAL POINTS (M~"IMUM OF 25) = 25 points today. 20 after this project.
. WORKMANSHIP Workmanship is the physical evidence of the crafts of a particular
culture or people during any given period in history or prehistory.
DETAILING AND ORNAMENTATION/HAND-BUILT CHARACTER OR IMITATION
OF HAND-BUILT CHARACTER
15- The original detailing is intact. The building is built from locally available
materials and exhibits evidence of handwork, or is attempting to do so if mass
produced.
10- There have been some alterations of loss of the original detailing or handwork
character.
5- Detailing is discernible such that it contributes to an understanding of its stylistic
category.
0- New detailing has been added that confuses the character of the original structure.
0- The detailing is gone.
STAFF SCORE: 15 points. The buildings are clearly hand built and maintain a very simple
character. Approximately 2 points should be deducted for the addition of a non-original stone
fOlmdation aJld chimneys.
13
FINISHES & COLOR SCHEME
5- The natural finishes and color scheme that define the Rustic style are intact -
3- There have been minor alterations to the natural finishes and color scheme that
define the Rustic style.
2- There have been substantial alterations to the natural finishes and color scheme
that define the Rustic style.
STAFF SCORE: 2 points. The buildings have all been painted, which was not their original
condition. This score will increase to 5 points under the new proposal.
TOTAL POINTS (MAXIMUM OF 20)= 17 points today. 15 points after this project.
MAXIMUM NUMBER OF POINTS= 100
MINIMUM THRESHOLD FOR DESIGNATION= 75 POINTS
SCORE FOR 541 and 555 Walnut Street as they exist today= 97 POINTS
SCORE FOR 541 and 555 Walnut Street after this project= 77 POINTS
Note: Each area of the integrity analysis includes a description of the circumstances that might
be found and a point assignment. However the reviewer may choose another number within the
point range to more accurately reflect the specific property.
""'"
~,iII.'
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14
Land Use Application
,..;,.-
~
THE CITY OF ASPEN
PROJECT:
Name: Fv 5SIJ ?C/801V15tD/V
Location: 5{'~ {'[""7 1M W(;T . ~T~'?-" 3 !PU~ 3 tulLlA~ .?wIno
~4-f tu11-,.JIJT E. tors 4- ~ ~ e~.3 MUVf..t1S &mtuA!
(Indicate street address, lot & I:Hock number or metfs and bounds description of property)
Parcel ill # (REQUIRED) ;21? 7 0 7 ~ 00 0 ;<-;2. ~ ;) 1377> 7 t) [) V,? 3
APPLICANT:
Name:
LLC . el111111&
wr~ JoS
Address:
Fax#:
E-mail:
REPRESENTATIVE:
.I, Name: 61t.-N3(Z;r IZ-. '5>/fN C/45?-
Address: Po Pay. '1;L87 ~ CO 3/6/;J.
Phone#: 110. ct48. oS11 Fax#:9to .1,;;-j. (;{;7D E-mail:
tfrS a....i a.. (l.. rof fJff
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TYPE OF APPLICATION: ("lease check all that aoolv):
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D
D
D
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Z
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Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amendment
g
o
W
Relocation (temporal)', on or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
EXISTING CONDITIONS: (descri tion of existin buildin"s, uses, rovals, etc.)
'-oT> ;) f 3 MuulJtNk 1frL: /7{IfTf;- Vfr/"liJfUVm C<J7U16-e &v;f} fWtJcnuT ~
/I1te (.u/Zf.fIIJf fefiUJf{?t). Two loG- C/!f)tf-l.S Ui(; If{/ 1'114- flU 0
ITS; oC{Jl} W /;/mf 1kC Sf"re. _
PROPOSAL: (descri tion of ro osed buildin s, uses, modifications, etc. LeT lit43. ,ft1JU~tJ fr12-
'flJDufrJ fj C/2O~JIIJh 'WMNISlJf{. HlfW/UC tot ~T IF WIl/l,p,l.iJ()
'7)1[C:. ~ I7dNIJS Rtr.---lW,; ton. ~ /2CLBClflidN- i f;fiHtJ(JIfJl,QN 4t~:nwHD
.... Co 7M:; C6~. utNo~ Pe[l6IJ~U Mj(- 1JiE; CIfM.t 5> / IUCt....ifN.i& ttroClfT~/
P.(?f.M/~T!4N f ~{7;0N'. PIIaf7t.J,Swf.!#1- l/Ift2-I~(t;5 'f7fr2- 7ke <;t~ I
~ TUN oF larw f2tC- WI2.S;.
Project
Applicant
Project
Location:
Zone
District
Lol Size:
Lol Area:
Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
nY- CP-05Stf./.&- 5~f)I(/ISt@fI
011t-tJ.1uT HZofe.rt-ae S Lu:;..
~fI , ~r-S- J t)f;7 WttLf.WT ~
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P- .~
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1);'/31 qp-19tJrT'G/t?I/Ir?-7 SF ~f'O};fi) IN 7 r/J1l..CH-S /VIM~C
(For Ihe purposes of calculaling Floor Area, Lol Area may be reduced for areas wilhin ~T SlttT
the high water mark, easements, and sleep slopes. Please refer to the definition of Lot
Area in the Municipal Code.)
Commercial net leasable: Existing: !/If- Proposed: M
Number of residential unils: Existing: :3 Proposed: ;Z
Number of bedrooms: Existing: ~ Proposed: !j
~'1o I Z- :5
Proposed % of demolition: 4
UJ Wr6E ,tL~ Iv' Clre>1(J S ';
,
DIMENSIONS: (wrile n/a where no requirement exisls in the zone district)
Floor Area: Existing:~ (fo5 Allowable: f3 t;;J-t;, 0 Proposed: ~ 11 0 0 ~ 140
'Hei~ht ~t '11ft- II'
Principal Bldg.: Existing: /41 Allowable: Proposed: Iq'
Accessory Bldg.: Existing: 10 I Allowable: ;;J-r' Proposed: 'NA- ""
4- 4 -;L ;l- -"
On-Site parking: Existing: Required: Proposed:
% Sile coverage: Existing: "J.;) '70 Required:~Proposed: ~o 4r70
% Open Space: Existing: {.fA Required: '/--lit ' Proposed: f.{A:
I~I 10 , 8 J ~o '
Front Setback: Existing: Required: Proposed:
lq' ~ Cl I Proposed: '0 I 'f.lA- ~o I
Rear Setback: Existing: Required:
Combined FronllRear: 5'(1 G1tAA6E- SI<1~
Indicale N. S. E. W Existing: Required: Proposed:
Side Setback: fJ Existing: '/-fA Required: to' Proposed: ~' -{# ~J
Side Setback: 5 Existing: f..Wt Required: ~~ I Proposed: [0 J 'I-l4- 3
Combined Sides: Existing: 14>r Required: 01-0' Proposed: is-I ~ c,/
Dislance between Existing: Required: Proposed: WI AA "Wt-
buildings:
Existi'iig non-conformities or encroachments and note if encroachment licenses have been issued: /1l.s~
w~ f ~tN.s, c;-r(Z(rOO(,f;; PasrlG- f~-r:{ ~ 1M: 10 (Utta-VflklE ~ tB~1i4/..
Variations requested (identity the e ct variances needed): Co 7T1'rJc f/rfl.EJK r; "f.!,(,WU{ 'iWt "MtctJ
'$~ 1tA-P1~ 01=- S' ~t/J.PtJ 7t~ 'tI11W ~ce c,F S-J
~f-l. p~ 7: ~~ + ~u1H 11PE- 'fJrrW ~~CE. 'oF- 7' c.ro.u;l~ SCW:.
'if<<l.O ~Rrct- e>F l4-' + st-cz;:" ~ 't/lfl.{i&N(t: 6P=- f:%
~
".....
ORDINANCE NO. 50
(SERIES OF 2004)
AN ORDINANCE OF THE CITY OF ASPEN CITY COUNCIL APPROVING
THREE GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTIONS,
VACATION OF A PORTION OF RACE STREET, AND A FOURTEEN LOl'
SUBDIVISION TO BE KNOWN AS THE FOX CROSSING AND GRIFFITH
SUBDIVISIONS ON LAND LOCATED BETWEEN LONE PiNE ROAD AND
RACE ALLEY BETWEEN WALNUT STREET AND RACE STREET, 557 RACE
ALLEY, CITY OF ASPEN, PITKIN COUNTY, COLORADO.
ParcelID:
Griffith Lot #1 - 2737.073.91.001
Grif:tith Lot #2 - 2737.073.91.002
Railroad Parcel- 2737.073.00.020
North Cabin plus Historic House - 2737.073.00.021 & 2737.073.00.022
South Cabin plus New House - 2737.073.00.023 & 2737.073.00.024
Vacated Walnut Street - 2737.073.00.026
Bennis Property - 273707300045
Garage Parcel-2737.073.03.030
'ill
WHEREAS, the Community Development Department received an application
from Walnut Properties, LLC, represented by Stan Clauson and Associates, requesting
approval of a Subdivision, including Lot Split approvals and Lot Line Adjustment
, approvals, Growth Management Quota System (GMQS) Exemptions, and alnendments to
the City of Aspen Land Use Code for a fourteen lot subdivision, one lot proposed as a
park and thirteen lots for development, situated between Lone Pine Road and Race Alley
and between Walnut Street and Race Street, as depicted in attachment A; and,
WHEREAS, the COlIlIUunity Development Department received, referral
comments from the Aspen Consolidated Sanitation District, City Engineering, City Parks,
Building Department, Fire District, aIld the Water Department as a result of ,the
Development Review Committee meeting; and"
WHEREAS, said referral agencies and the Aspen Community Development
Department reviewed the application and recommended approval with a series of
conditions; aIld,
WHEREAS, pursuant to Section 26.470 (Growth Management Quota System
Exemptions) and Section 26.480 (Subdivision) approval may be granted by the City
Council at' a duly noticed public hearing after considering recommendlltions by the
Planning and Zoning Commission, the Community Development Director, and relevant
referral agencies; and,
WHEREAS, the Planning and Zoning Commission found that the development
review standards for 'Growt~ MaJlagement Quota System (GMQS) Exemptions,
Ordinance No. 50.
Series of 2004.
Page 1
,~\~I~ D
,,'
Sllbdivision approval, have been met, as long as certain conditions, as listed,hereinafter,
are implemented; and,
WHEREAS, during a regular meeting on October 12, 2004, and continued to
November 2,2004, and continued to November 16,2004, and continued to November 30,
2004, and continued to December 7, 2004, the Planning and Zoning Commission opened
a duly noticed public hearing to consider the project and reconuhended City Council
approve the Growth Management Quota System (GMQS) Exemptions, Subdivision, (and
associated amendments to the Land Use Code) by a five to zero (5-0) vote, with the
findings and conditions listed hereinafter; and,
WHEREAS, the Aspen City Council has reviewed and considered the application
according to the applicable provisions of the Municipal Code as identified herein, has
reviewed and considered the recollIDlendation of the Community Development Director, the
Planning and Zoning Commission, the Traffic Safety Advisory Committee and has talcen
and considered public comment at a public hearing; and,
WHEREAS, the City Council finds tile application meeting or exceeding all
applicable standards of tile land use code of the City of Aspen Municipal Code and that the
approval of the proposal is consistent with the goals and elements of the Aspen Area
ConmlUnity Plan; and,
WHEREAS, the City Council finds that this Ordinance furthers and is necessary for
the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ~SPEN, COLORADO lIS follows:
Section 1: Subdivision Approval
The ,Fox Crossing Subdivision and the Griffith Subdivision shall consist of the following
lots:
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~.
..*
Fox Crossing Lot #1 Lot size = 10,331 sf
Fox Crossing Lot #2 Lot size = 7,510 sf
Fox Crossing Lot #3 Lot size = 6,0 I Osf
Fox Crossing Lot #4 Lot size = 6,010 sf
Fox Crossing Lot #5 Lot size = 6,016 sf
F ox. Crossing Lot #6 Lot size = 6,068 sf
Fox Crossing Lot #7 Lot size = 6,007 sf
Fox Crossing Lot #8 Lot size = 6,749 sf
Fox Crossing Lot #9 Lot size = 6,945 sf
Fox Crossing Lot #10 Lot size = II ,631sf
-
,
,Ordinance No. 50,
Series of 2004. Page 2
Fox Crossing Park Parcel
Griffith Lot # I
Griffith Lot #2
Griffith Lot #3
Lot size = 9,044 sf
Lot size = 9,849 sf
Lot size = 10,000 sf
Lot size = 15,065 sf
These lot sizes may vary slightly arid the' final subdivision plat shall prevail upon
discrepancy, The allowable Floor Area for each parcel shall be pursuant to the R6 Zone
District regulations, the Lot Area of each parcel, bonus floor area granted by the Historic
Preservation Commission, and the proposed use. The Park Parcel shall have no
development right other than for open space/park use.
Fox Crossing Lots #5, #6, and the Park Parcel shall be designated Historic LaIldmark
properties and subject to development review regulations of Section 26.415 of tile City of
Aspen Land Use Code.
Fox Crossing Lots #1, #2, #10, and Griffith Lots #1, #2, and #3 may receive up to two
City of Aspen Historic TDR floor area bonuses per residence, pursuant to an alnendment
to the Land Use Code adopted pursuant to Ordinance 48, Series of 2004. Fox Crossing
Lots #5 and #6 are Historic Landmark properties and shall not be eligible for receiving
; , ' I TDRs. All other parcels shall be limited to one Historic TDR floor area bonus per
residence. The maximum number of Historic TDRs which may be landed within this
Griffith/Fox Crossing Subdivision shall be limited to the toial number of non-historic
residences within the subdivision. ' -
Six (6) of the Lots shall be required to provide one additional parking space than
otherwise required pursuant to the City's Land Use Code (minimum plus one spaces).
These lot shall be specified in tile Subdivi~ion ImprovementAgreement. All other lots
shall be required to meet the minimum parking requirement.
Section 2: Preservation of Hunter Vallev Wav Parcel
Pursuant to the procedures for exempting development from the scoring and competition
procedures of the Growth Management Quota System, Section 26.470.070 of the City of
. Aspen Land Use Code, and pursuant to an alnendment to the Land Use Code adopted
pursuant to Ordinance 48, Series of 2004, City Council hereby grants three (3)
development rights to the Fox Crossing/Griffith Subdivision application in exchange for
the preservation of the Hunter Valley Way parcel, as described in the Fox Crossing
Subdivision application, with the following conditions:
1. Clear title to the Hunter Valley Way property shall be provided by the applicant
and reviewed by the City Attorney.
2. Title to the Hunter Valley Way property shall be conveyed to the City of Aspen
upon filing cifthe Subdivision Plat.
3. The City of Aspen shall implement a legal encumbrance to sterilize the Hunter
Valley Way parcel and preclude development, other tllan that associated with the
~"
Ordinance No. 50,
Series of 2004.
Page 3
maintenance of open space and trails and the development of new trails, from
occurring on the property in perpetuity. '
4. The City of Aspen shall convey an open space easement on the parcel to the
Aspen Valley LaJld Trust or similar third party.
5. The three (3) additional residential units within the Griffith/Fox Crossing
Subdivision shall be required to provide affordable housing mitigation, pursuant
to the requirements of Section26.470.070.B.
6: The Hunter Valley Way parcel shall be sterilized to prevent development upon the
parcel and as a result of tile parcel, other than that specified herein. If Pitkin
County issues transferable development rights for the sterilization of this parcel,
the City of Aspen development rights issued pursuant to this Ordinance shall be
considered null and void.
-.
II'
Section 3: Growth Management Exemptions ReQuired
Replacement of existing residential units requires an exemption from Growth
Management, pLlfsuant to Section 26.470.070.B, unless the lot on which the residence is
proposed is a Historic Landmark. The parcels granted an exemption from growth
management by virtue of preserving the Hunter Valley Way open space parcel shall also
be required to obtain this additional exemption. The following proposed lots shall require
affordable housing mitigation, pursuant to section 26.470.070.B: Griffitll Lots 2, and 3; ,
Fax Crossing Lots I, 2, 3, 4, 7: 8, 9, and 10. No lots within the Griffith/Fox Crossing
Subdivisian shall be permitted to provide affordable housing mitigation in the form of
Accessory Dwelling Units.
-...
Griffith Lot #1 shall not be required to provide affordable housing mitigation, pursuant to "',,..
former approvals which created the lot. Proposed Lot 7 contains an existing residence
and the current floor area shall be applied as a credit towards the mitigation requirement.
,The mitigation credit for the eX,isting residence on Lot 7 may be reallocated to other lots
within tile Griffith/Fox Crossing subdivisions pursuant to a letter of understanding with
, the City of Aspen Zoning Officer to be completed prior to the demolition of the residence
on Lot 7.
Section 4: Impact Fees
Park Imoact Fees shall be assessed based upon the following schedule:
Studio residential units $1,520 per unit
ane-bedroom units $2,120 per unit
two-bedroom units $2,725 per unit
three-bedroom o.r larger unit $3,634 per unit
In recognition of capital improvements to the City's park and recreation system
constructed by the applicant, the City Parks and Recreation Department may reduce this
fee COmmensurate with the costs of those improvements.
-
Ordinance No.. 50,
Series of 2004.
Page 4
.~.~_,~_,___._._ . .>_~"._~,',.;..~~._____,w
School Land Dedication Fees are assessed based on one-third the value of the
unimproved land divided by the proposed number of residential units on a per acre basis.
The City of Aspen verifies the unimproved land value of the lands underlying the Project
to be $3,621,777 per acre from recent transactions and information from the Pitkin
County Assessor. One-third of this value divided by the proposed II new units results in
a $109,750 per acre staJldardfor calculating the impact fee. The subject subdivision is not
conducive to locating a school facility and a cash-in-lieu payment shall be accepted.
School Land Dedication Fees are not required for.replacement dwellings and shall not be
assessed to development on the following lots: Fox Crossing Lots 5, 6, 7, and 10.
Development of each of the remaining lots of the Fox Crossing and Griffith Subdivision
shall require payment of School Land Dedication Fees according to the following
schedule, payable at building permit issuance:
ill!
House size 1/3 land Land Per unit Fee
value per Dedication
. ' standard
umt per acre
(acres)
One bedroom $109,750 .0012 $132
Two Bedroom $109,750 .0095, $1,043
Three $109,750 .0162 $1,778
Bedroom I,
Four Bedroom $109,750 .0248 $2,722
Five or more $109,750 .0284 $3,117
Bedrooms
Amendments to the project shall include an adjustment to this fee according to the above
calculation methodology.
Section 5: 'Water Department Standards
The applicaJlt shall comply with the City of Aspen Water System Standards, with Title
25, and with applicable standards of Municipal Code Title 8 (Water Conservation and
Plumbing Advisory Code) of the Aspen Municipal Code, as required by, the City of
Aspen Water Department.
Section 6: Sanittltion District Standards
The applicant shall comply with the following Aspen Consolidated Sanitation District
rules and regulations.
I. Service is contingent upon compliance with the District's rules, regulations, and
specifications, which are on file at the District office at the time of construction.
2. All clear water connections are prohibited, i.e. ground water, (roof, foundation,
pelimeter, patio drains), including ,entrances to underground parking garages.
Ordinance No. 50,
Series of 2004.
Page 5
3. On-site drainage plans require approval by the district, must accommodate ACSD
'service requirements and comply with rules, regulations and specifications.
-.
4. On-site sanitary sewer utility plans require approval by ACSD.
5. Glycol snowmelt and heating systems must have containment provisions and must
preclude discharge to the public sanitary sewer system.
6. Plans for interceptors, separators and containment facilities require submittal by'
the applicant and approval prior to building permit.
7. When new service lines are required for existing development the old service line
must be excavated and abandoned at the main sanitary sewer line according to
specific ACSD requirements.
8. Generally one tap is allowed for each building. Shared service line agreements
may be required where more than one unit is served by a single service line.
9. Permanent improvements are prohibited in areas covered by sewer easements or
right of ways to tile lot line of each development.
;)1
10. All ACSD total connection fees must be paid prior to the issuance of a building
permit.
II. Where additional development would produce flows that would exceed the ~
planned reserve capacity of the existing system (collection system and or .....I
treatment systern) an additional propOltionate fee will be assessed to eliminate the
downstream collection system or treatment capacity, constraint. Additional
proportionate fees would be collected over time from all development in the area
of concern in order to fund the improvements needed.
Section 7: Public Park and Trail
The developer of the Fox Crossing/Griffith Subdivision shall provide the City of Aspen
Parks Department with a monetary contribution of $100,000 for improvements to Aley
Park (located at the southwest corner of Spruce Street and Williams Way). This shall be
payable upon filing of the Subdivision Improvement Agreement. The Parks Department
shall be authorized to use these funds for improvements to Aley Park or improvements to
laIld owned by Hunter Creek Condominiums along Lone Pine Road (the Hunter Creek
Bus Stop land).
:: -)~",;.,,,,,!,,'!j"'-i""":";-:t!~~": -'-'";:il,,,,,;':'o:!,:I~,%'1i!~!1i":;'!l!rf.i;;i!!!;t:f',,,;!,.'-j~ . .
(Jptlg}J:ijfl,f!;;;lIl;FR<<lgY/fflilg!;~hlp A public access easement shall be proVided across
the entirety of the Fox Crossing Park Parcel and the Pedestrian Trail connecting
the park to Race Street. The form and content of the easement shall be acceptable
to the City Parks Department aJld the City Attorney and shall be referenced in
both the, Subdivision Agreement aJID the Subdivision Plat. The Subdivision
Agreement shall also include an agreement specifying ownership, use, boundaries,
-
Ordinance No. 50,
Series of 2004.
Page 6
and maintenance responsibilities for the Park Parcel and trail. Maintenance of the
park and trail shall be at the cost of the homeowners association.
pptii.jH~il~']fcii{'}i&~(jl~"ftg'f.H~lp The Fox Crossing Park Parcel shall be conveyed to
the City of Aspen upon filing of the Subdivision Plat. A public access easement
shall be provided across the entirety of the Pedestrian Trail connecting the park to
Race Street. The form and content of the easement shall be acceptable to tile City
Parks Department and the City Attorney and shall be referenced in both the
Subdivision Agreement and the Subdivision Plat. The Subdivision Agreement
shall also include an agreement specifying ownership, use, boundaries, and
maintenance responsibilities for the trail. Maintenance, of tile trailshall be at the
cost of tile homeowners association.
The Subdivision Improvement Agreement shall specify a construction detail for the
proposed trail including the proposed 6-foot width and concrete surface.
,The Subdivision Improvement Agreement shall specify the number, location, and detail
'of wayfinding signage to be implemented. The applicant shall work with the City Parks
Department to determine a mutually agreeable signage plan. .
'!' Section 8: Construction Management Plan
Prior to issuance of a building permit and prior to commencement of any site/utility work,
the applicant shall submit a construction management plan for approval by the
Community Development Engineer. The plan shall include the following:
I. The primary construction access point shall be along Lone Pine Road. Race
Street, Race Alley, and Walnut Street shall not be used for contractor parking.
The City prefers a contractor parking area be designated along Lone Pine Road
and on-site.
2. 'A lot, or several lots, shall be used as a construction staging area. The CMP
should specify the particular lot(s).and shall specify at which point a staging area
'is no longer required.
3. Contractor contact information shall be provided to surrounding property owners.
In the case of Hunter Creek Condominiums, contact infOlmation may be provided
to the condominium association president rather than each individual owner. The
intent .of this requirement is for the contractor to address neighborhood concerns'
about construction Witllout involving the City.
Section 9: Access Infrastructure Permit:
Prior to the construction any improvements, a licensed Contractor must obtain a City
Access-Infrastructure (A-I) permit. One Contractor will be responsible for completing
all infrastructure associated with the project. As part of the A-I Permit, the Contractor
will be required to submit a Construction Management Plan.
Section 10: Hazardous Soils:. TillS area is within the Smuggler superfund site, which
means additional permits and institutional controls are required for any work done on the
Ordinance No. 50,
Series of 2004.
Page 7
'site. (See requirements outlined 111 the City Code.) City Environmental Health
Department - 920.5039.
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Section 11: Streets
Race Alley/Race Street shall be designated as one-way with the direction of travel being
northbound. Race Alley shall continue to be signed for no parking on either side of the
street. Race Street shall be'developed with a 36-foot curb-to-curb dimension and parking
along both sides of the street. A six-foot-wide sidewalk shall be provided adjacent to the
northern section of Race Street on Fox Crossing Lot #1, connecting the park trail to
Spmce Street. Sidewalk connections and parking within the rights-of-way shall be
provided as described in the addendlilll application materials from Stan Clauson
Associates dated February 16, 2005.
Spruce Street shall be improved with a pedestrian sidewalk on at least one side of the
street, and preferably both sides, between Race Street and Park Circle. The design of this
right-of-way shall be undertaken by the City of Aspen and the costs of implementing a
sidewalk along one side of Spruce Street shall be bourn by the Applicant and added to the
subdivision improvements agreement and held in escrow by the City of Aspen for
implementation of a sidewalk or other enhancements to Spruce Street.
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Walnut Street (the public right-of-way portion) shall maintain a twenty-one foot wide
clearance with no parking. In the alternative, parking may be permitted if tile 21-foot
wide clearaJlce is ,maintained and the approval of the Fire Marshall is gained. The
. extension of Walnut Street to its connection with Lone Pine Road shall be developed
within a 20-foot wide access easement with 16 feet of paved surface and a 2-foot
stabilized sholtlder on both sides.
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, Bollards, or other physical hindrances within the rights-of-way, shall not be implemented.
Section 12: Subdivision and Vacation Plat
Within 180 days after final approval by City Council and prior to applying for a Building
Permit, the applicant shall record a Subdivision and Vacation Plat which shall comply
with current requirements of the City Community Development Engineer and shall include:
I. The final property boundaries, disposition of lands, the partial vacation of Race
Street, the dedication of a portion of land to accommodate a turning radius between
Race Alley and Race Street, and utility and surface easements. Utility easements'
not adrninistered by the City of Aspen shall require approval by the particular utility
provider.
2. A building envelope on Fox Crossing Lot #3 restricting development along the
northwest portion of the lot.
3. Reference to the public easement across the Park Parcel and Pedestrian Trail.
4. A phasing plan describing the sequence of development phases and ,the
improvements for each phase. The City encourages theappIicant to perform any
overlot grading and utility main work in the first phase. -.
Ordinance No. 50,
Series of 2004.
,
Page 8
')11
5. Design specifications and profiles for improvements to the public rights-of-way
including geometries and tuming radii.
6. A landscape plan showing location, amount,' and species of lalldscape
improvements. An irrigation plan' for the park parcel shall ,be included with a
signature line for the City Parks Department.
7. A utility plan meeting the standards of the City Engineer aIld City utility agencies.
Utility mains not administered by the City of Aspen shall require approval by the
particular utility provider. Fire hydrallt(s) locations shall be identified.
8. A grading/drainage plan, including all erosion control plan, prepared by a
Colorado licensed Civil Engineer, which maintains sediment and debris on-site
during and after construction. If a ground recharge systems are required, a soil
percolation report will be required to correctly size the facility. A 2-year storm
frequency should be used in designing any drainage improvements. Off-site
improvements shall be done in coordination with the City Engineer.
9. The applicant shall provide the [mal approved Subdivision line data or survey
description data describing the revised street and parcel boundaries to the
Geographic Information Systems Department prior to applying for a building
permit. The final building location data, including any amendments, shall be
provided to the GIS Department prior to issuance of a Certificate of Occupancy.
Section 13: Subdivision Agreement
Within 180 days' after final approval by City Council and prior to applying for Building
Permit, the applicant shall record a Subdivision Agreement binding this property to this
development approval. The Agreement shall include the necessary items detailed in
Section 26.445.070, in addition to the following:
I. The agreement shall state the ownership and maintenance responsibilities of the
common areas of the project, including common' driveways aJld drainage
improvements.
4. The Public Facilities Guarantee shall also include the costs of implementing a
sidewalk along one side of Spruce Street and shall be used for improvements to
Spruce Street as determined appropriate by the City of Aspen.
3. A public access easement aJld ownership, use, boundary, maintenance agreement for
the Park Parcel and Pedestrian Trail, and construction detail as specified in Section
7.
4. A Construction Management Plan, as specified in Section 8.
.5. In order to secure the construction, installation, and performance of the of public
improvements and facilities, including drainage improvements and landscape
improvements for each phase, the required performance guarantees shall include
and secure tile estimated costs of all phases of the development.
Ordinance No. 50.
Series of 2004.
Page 9
Section 14: Fire Department Requirements
Sprinkler and fire alarms are required throughout all of the buildings. The person that
designs the sprinkler and alarm systems is required to meet with the Fire Marshall before
starting design. It needs to be confirmed that adequate water volume and pressure exists
for the sprinklers.
Section IS: Building Permit Requirements
The building permit application shall include/depict:
I. A signed copy of the final Ordinance granting land use approval. Fox Crossing Lots
5, 6, and the Park Parcel shall require Final Approval from the Historic Preservation
Commission.
2. A letter from the primary contractor stating that the approving Ordinance has been
read and understood. For Fox Crossing Lots' 5, 6, and the Park Parcel, tllis letter
shall also confirm an understanding of the Final HPC approvals
The conditions of approval shall be printed on the cover page of the ,building
permit set.
A completed tap permit for service with the Aspen Consolidated Sanitation
District.
A tree removal/mitigation plan for any trees to be affected by the specific phase.
A fugitive dust ,control plan approved by the Environmental Health Department
which addresses watering of disturbed areas including haul roads, perimeter silt
fencing, as-needed cleaning of adjacent rights-of-way, speed limits within and
accessing the site, and the, ability to request additional measures to prevent a
nuisance during construction. The applicant shall wash tracked mud and debris
from the street as necessary, and as requested by the City, during construction.
Submission of a fugitive dust control plan to the Colonido Department of Public
Health and Environment Air Quality Control Division will also be necessary due
to the property being in excess of 1 acre.
7. ,A study performed by a Colorado licensed asbestos inspector detailing the
presence of asbestos. The State of Colorado must be notified and the report must
be complete prior to issuance of abuilding permit. Contact the City of Aspen
Environmental Health Departrnent for state contact information.
8. If the disturbance area of a particular phase of development is over one acre, the
Contractor will need to obtain a State Storm Water Management Permit (for
erosion control) and a State Emission Permit (for dust control).
9. A construction site management and parking plan meeting the specifications of
tile City Building Department
3.
4.
, 5.
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6.
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Prior to issuance of a building permit:
I. All tap fees, impacts feeS, and building permit fees shall. be paid for the particular
phase. _
Ordinance No. 50,
Series of 2004.
Page 10 '
2. The location and design of standpipes, fire sprinIders, and alarm systems shall be
approved by the Fire Marshall. The Fire DepaJiment requests that sprinklers be
installed in each proposed house regardless of floor area.
Section 16: Fences
Property boundary fences of Fox Crossing Lot 5 and Lot 6 which border the Fox Crossing
Park parcel shall be developed no higher than 42 inches and shall be subject to the
procedures and requirements of Chapter 26.415 - Development Involving Historic
Landmark Sites and Structures.
Section 17: Vested Rights
The development approvals granted herein shall constitute a site-specific development plan ' '
'vested for a period oftllree (3) years from the date of issuance of a development order.
No later than fourteen (14) days following [mal approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in tile following form:
li\'\
Notice is hereby given to the general public of the approval of a site specific'
development plan, and the creation of a vested property right, valid for a period of three
(3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68,
Colorado Revised Statutes, pertaining to the following described property: Fox Crossing
Subdivision Lots I, 2, 3, 4, 5, 6, 7, 8, 9, 10, and the Fox Crossing Park Parcel and
Griffith Subdivision Lots I, 2, and 3.
Section 18:
AU material representations and commitments made by the developer pursuant to the '
development proposal approvals as herein awarded, whether in public hearing or
documentation presented before the Community Development Department, the Aspen
Planning and Zoning Commission, or the Aspen City COlmcil, are hereby incOfporated in
such plan development approvals and the saine shall be complied with as if fully set forth
herein, lmleSS alnended by other specific conditions.
Section 19:
This Ordinance shall not effect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the saine shall be conducted and concluded under such
prior ordinances.
Section 20:
If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any
reason held invalid or unconstitUtional in a court of competent jurisdiction, such portion
Ordinance No. 50,
Series of 2.004.
Page 11
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
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Section 21:
That the City Clerk is directed, upon the adoption of this Ordinance, to record a copy of this
Ordinance in the office of the Pitkin COlmty Clerk and Recorder.
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Section 22:
A public hearing on the Ordinance was held on the 24~1 day of January, 2005, at 5:00 in the
City Council Chalnbers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which
hearing a Pllblic notice of the saine was published in a newspaper of general circulation
within the City of Aspen.
Section 23:
This ordinance shall become effective thirty (30) days following final adoption.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
by the City Council of the City of Aspen on the 13~1 day of December, 2004.
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Attest:
;11
Kathryn S. Koch, City Clerk
Helen Kalin Klanderud, Mayor
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FINALLY, adopted, passed and approved this _ day of
Attest:
Kathryn S. Koch, City Clerk
Helen Kalin Klanderud, Mayor
Approved as to form:
John Worcester, City Attorney
Hendon C:\home\Current Planning\CASES\Fox Crossing\Ordinance5Q-subdivision.doc
Attachment A - Existing Property Map
Attachment B - Proposed Subdivision Boundary Map
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Ordinance No. 50.
Series of 2004.
Page 12
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DATE: SHI!ET:
06 Janoary 04,
I~ STAN CLAUSON ASSOClA TBS, u.c Fox Crossing Subdivsion Development Plan REVISIONS:
200 B. MAIN srRBBT 02 Sept 04, 1
h ASPEN,0081611
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
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Joyce Allgaier, Deputy Community Development Director
THRU:
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
530, 532, and 534 E. Hopkins Avenue- Major Development Review (Final),
Public Hearing
DATE:
April 27, 2005
SUMMARY: The project before HPC involves three landmarked lots, each of which contain a
Victorian era miner's cottage and outbuildings. Each cottage has remained in residential use,
although there have been long periods of vacancy.
The applicant has received HPC Conceptual approval to rehab the historically significant
portions of the cottages, and to demolish additions which are non-contributing. The cottages are
to be moved forward on the site, placed on new foundations, and converted to use as
office/commercial space. Existing outbuildings along the alley are proposed to be demolished
and replaced with residential units designed in a traditional urban configuration. The project
does not require any setback variances or FAR bonuses. HPC approved a waiver of all the
parking generated by the office/commercial use. Two spaces per residence will be provided as
required by code.
The applicant has received an exemption from View Plane review by the Planning and Zoning
Commission and now requests HPC Final review.
Staff finds that this is an excellent project that meets City goals for historic preservation and
downtown revitalization. Approval with conditions is recommended.
APPLICANT: Austin Lawrence Partners, LLC, represented by Greg Hills, along with Mitch
Haas, Haas Land Planning, and Michael Noda, Oz Architecture.
PARCEL 10: 2737-073-31-003/004/005.
ADDRESS: 530, 532 and 534 E. Hopkins Avenue, the east 7.6 feet of Lot P, and all of Lots Q,
R, and S, Block 93, City and Townsite of Aspen, Colorado.
ZONING: CC, Commercial Core.
I
MAJOR DEVELOPMENT (FINAL)
~
The procedure for a Major Development Review, at the Final level, is as follows. Staff reviews
the submittal materials and prepares a report that analyzes the project's conformance with the
design guidelines and other applicable Land Use Code Sections. This report is transmitted to
the HPC with relevant information on the proposed project and a recommendation to
continue, approve, disapprove or approve with conditions and the reasons for the
recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: Recently, the HPC has been contemplating new tools to analyze the
appropriateness of proposals to alter historic structures. The following questions are likely to be
the center of future discussions, and may be helpful for HPC to at least reference for this project
(note that the questions do not serve as formal decision making criteria at this time):
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1. Why is the property significant?
2. What are the key features of the property?
3. What is the character of the context? How sensitive is the context to changes?
4. How would the proposed work affect the property's integrity assessment score?
5. What is the potential for cumulative alterations that may affect the integrity of the
property?
The properties are significant as part of a relatively small group of remaining miner's cottages in
Aspen that have not been expanded. They are anomalies in the downtown and provide an
interesting change in scale from surrounding development. The cabins are located on a block
which retains nearly all of the structures that existed on it in the 1800's.
These three cabins are very deteriorated and have been the subject of "demolition by neglect"
concerns for some time. This project will certainly improve their integrity and the applicant has
undertaken research to try to determine any original features that can be restored or
reconstructed.
Because of recent increases in the allowed height and square footage in the Commercial Core
Zone District, this application will leave some development rights .011 the table, however it will
be unlikely that additional construction will be approved due to the HPC guidelines, view plane
restrictions, parking requirements, etc.
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Desie:n Guideline review
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final review deals with details such as the landscape plan, lighting, fenestration, and selection
of new materials. A list of the relevant design guidelines is attached as "Exhibit A." Only those
which staff finds warrant discussion are included in the memo.
Overall, staff finds this to be an excellent project. Preserving these three miner's cottages with
no additions is commendable, as is the effort that is going into repairing them. The cottages will
become a very active part of the streetscape again with their new commercial tenants. The
applicant has done an excellent job of designing the new residences to fit within the historic
district. HPC should note that a very minor change to the parapet wall on the westernmost
townhouse has been proposed in an effort to receive P&Z approval for a View Plane Exemption.
This change is represented in the two II "x 17" sheets attached to the staff memo.
Staff has a few relatively minor points with regard to Final review on this project. The first deals
with the landscape plan. We have some concern with the proposed trees next to the fronts of the
cabins. Crabapples are proposed as accent trees on the south facades, and some dwarf spruces
are to be planted on the east side of 534 E. Hopkins. Generally the board has been concerned
with trees that are too close to a historic building or may block views of its architectural detail.
Since the front porches are the most ornate parts of these buildings, staff would prefer that the
crabapples be deleted. In addition, it would be ideal to restrict the plant palette around these
buildings to traditional Aspen species to the greatest extent possible, which would probably not
include the spruces. The sweet-peas and sunflowers are an excellent addition to the planting
beds, although they may grow to interfere with the bay windows where they are being placed.
Relevant guidelines are:
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
10 Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth.
10 Reserve the use of exotic plants to small areas for accent.
10 Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
10 Do not plant climbing ivy or trees too close to a building. New trees should be no closer
than the mature canopy size.
10 Do not locate plants or trees in locations that will obscure significant architectural features
or block views to the building.
10 It is not appropriate to plant a hedge row that will block views into the yard.
3
The lighting plan in general is very re-strained and appropriate. Staff does question the specific
fixtures that have been selected for the Victorian and recommends a re-study with staff and
monitor. The fixture on the front porch is Craftsman in style and the Ol1e at the back door is very
contemporary. The guidelines state:
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14.6 Exterior lights should be simple in character and similar in color and intensity to
that nsed traditionally.
10 The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
10 All exterior light sources should have a low level of luminescence.
The last concern, and perhaps the most important, is that the plans indicate the possible
replacement of some exterior materials that may be salvageable. The proposal suggests that the
vast majority of exterior siding, fishscale shingles, corner boards, and window trim cannot be
retained. The whole board should be part of the initial site visit on this topic. There are
numerous guidelines in Exhibit A which call for retaining as much original building fabric as
possible.
DECISION MAKING OPTIONS:
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The HPC may:
. approve the application,
. approve the application with conditions,
. disapprove the application, or
. continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC grant Major Development Review
(Final) with the following conditions:
I. HPC has granted approval for On-Site Relocation subject to conditions established in
Resolution #7, Series of2005.
2. Re-visit the landscape plan with respect to the placement and/or use of crabapples and
dwarf spruce adjacent to the miner's cottage. In addition, consider the height that the
sweetpeas and sunflowers will reach when deciding where to place them around the
cottages. Alterations to the plan will be reviewed by staff and monitor.
3. Re-study the light fixtures on the Victorians, in addition to the possible selection of less
contemporary or obvious bollards near these buildings, for review by staff and monitor.
4. A site visit with the board will be required before final approval is granted to remove any
of the existing original exterior materials.
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5. The applicant must submit a preservation plan with the building permit indicating what
original materials appear to still exist on the structure, and what treatments will be used to
retain them.
6. HPC staff and monitor must approve any changes with regard to the type and location of
exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the
fixtures.
7. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
8. Submit a demolition plan, as part of the building permit plan set, indicating exactly what
areas of the existing house are to be removed as part of the renovation.
9. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
10. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
II. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
12. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
Exhibits:
A. Relevant Design Guidelines
B. Application
5
Exhibit A: Relevant Design Guidelines for 530, 532 and 534 E. Hopkins Avenue, Final
Review
1.2 A new replacement fence should use materials that appear similar to that of the
original.
10 Any fence which is visible from a public right-of-way must be built of wood or wrought
iron. Wire fences also may be considered.
10 A wood picket fence is an appropriate replacement in most locations. A simple wire or
metal fence, similar to traditional "wrought iron," also may be considered.
10 Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards.
1.3 A new replacement fence should have a "transparent" quality allowing views into the
yard from the street.
10 A fence that defines a front yard is usually low to the ground and "transparent" in nature.
10 On residential properties, a fence which is located forward of the front building facade may
not be taller than 42" from natural grade. (for additional information, see the City of
Aspen's "Residential Design Standards".)
10 A privacy fence may be used in back yards and along alleys, but not forward of the front
facade of a building.
10 Note that using no fencing at all is often the best approach.
10 Contemporary interpretations of traditional fences should be compatible with the historic
context.
1.4 New fence components should be similar in scale with those seen traditionally.
10 Fence columns or piers should be proportional to the fence segment.
1.5 A side yard fence which extends between two homes should be set back from the
street-facing facade.
10 This setback should be significant enough to provide a sense of open space between homes.
1.6 Replacement or new fencing between side yards and along the alley should be
compatible with the historic context.
10 A side yard fence is usually taller than its front yard counterpart. It also is less transparent.
A side yard fence may reach heights taller than front yard fences (up to six feet), but
should incorporate transparent elements to minimize the possible visual impacts.
10 Consider staggering the fence boards on either side of the fence rail. This will give the
appearance of a solid plank fence when seen head on.
10 Also consider using lattice, or other transparent detailing, on the upper portions of the
fence.
1.9 Maintain the established progression of public-to-private spaces when considering a
rehabilitation project.
10 This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in
the "private" spaces beyond.
10 Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to avoid a tree.
10 Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
1.10 Preserve historic clements of the yard to provide an appropriate context for historic
structures.
10 The front yard should be maintained in a traditional manner, with planting material and sod,
and not covered with paving, for example.
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1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
10 Select plant and tree material according to its mature size, to allow for the long-term
impact of mature growth.
10 Reserve the use of exotic plants to small areas for accent.
10 Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
10 Do not plant climbing ivy or trees too close to a building. New trees should be no closer
than the mature canopy size.
10 Do not locate plants or trees in locations that will obscure significant architectural features
or block views to the building.
10 It is not appropriate to plant a hedge row that will block views into the yard.
1.15 Minimize the visual impacts of site lighting.
10 Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on
walks and entries, rather than up into trees and onto facade planes.
2.1 Preserve original building materials.
10 Do not remove siding that is in good condition or that can be repaired in place.
10 Only remove siding which is deteriorated and must be replaced.
10 Masonry features that define the overall historic character, such as walls, cornices,
pediments, steps and foundations, should be preserved.
10 A void rebuilding a major portion of an exterior wall that could be repaired. Reconstruction
may result in a building which no longer retains its historic integrity.
2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating
or otherwise reinforcing the material.
10 A void the removal of damaged materials that can be repaired.
10 Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins
may be considered for wood repair and special masonry repair components also may be
used.
2.7 Match the original material in composition, scale and finish when replacing materials
on primary surfaces.
10 If the original material is wood clapboard, for example, then the replacement material must
be wood as well. It should match the original in size, the amount of exposed lap and
finish.
10 Replace only the amount required. If a few boards are damaged beyond repair, then only
those should be replaced, not the entire wall.
2.10 Consider removing later covering materials that have not achieved historic
significance.
10 Once the non-historic siding is removed, repair the original, underlying material.
3.1 Preserve the functional and decorative features of a historic window.
10 Features important to the character of a window include its frame, sash, muntins/mullions,
sills, heads, jambs, moldings, operation and groupings of windows.
10 Repair frames and sashes rather than replacing them, whenever conditions permit.
10 Preserve the original glass, when feasible.
3.2 Preserve the position, number and arrangement of historic windows in a building
wall.
7
10 Enclosing a historic window opening in a key character-defining facade is inappropriate, as
is adding a new window opening. This is especially important on primary facades where
the historic ratio of solid-to-void is a character-defining feature.
10 Greater flexibility in installing new windows may be considered on rear walls.
10 Do not reduce an original opening to accommodate a smaller window or door or increase it
to receive a larger window on primary facades.
3.3 Preserve the historic ratio of window openings to solid wall on a facade.
10 Significantly increasing the amount of glass on a character-defining facade will negatively
affect the integrity of a structure.
3.4 Match a replacement window to the original in its design.
10 rfthe original is double-hung, then the replacement window should also be double-hung, or
at a minimum, appear to be so. Match the replacement also in the number and position of
glass panes.
10 Matching the original design is particularly important on key character-defining facades.
3.5 In a replacement window, use materials that appear similar to the original.
10 Using the same material as the original is preferred, especially on character-defining
facades. However, a substitute material may be considered if the appearance of the
window components will match those of the original in dimension, profile and finish.
3.6 Preserve the size and proportion of a historic window opening.
10 Reducing an original opening to accommodate a smaller window or increasing it to receive
a larger window is inappropriate.
10 Consider reopening and restoring an original window opening where altered.
3.7 Match, as closely as possible, the profile of the sash and its components to that of the
original window.
10 A historic window often has a complex profile. Within the window's casing, the sash steps
back to the plane of the glazing (glass) in several increments. These increments, which
individually only measure in eighths or quarters of inches, are important details. They
distinguish the actual window from the surrounding plane of the wall.
4.1 Preserve historically significant doors.
10 Maintain features important to the character of a historic doorway. These may include the
door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing,
transoms and flanking sidelights.
10 Do not change the position and function of original front doors and primary entrances.
10 If a secondary entrance must be sealed shut, any work that is done must be reversible so
that the door can be used at a later time, if necessary. Also, keep the door in place, in its
historic position.
10 If the secondary entrance is sealed shut, the original entrance on the primary facade must
remain operable.
4.2 Maintain the original size of a door and its opening.
10 Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door is damaged, repair it and maintain its general historic
appearance.
10 For additional information see Chapter 14: General Guidelines "On-Going Maintenance of
Historic Propelties".
4.5 When replacing a door, use a design that has an appearance similar to the original
door or a door associated with the style of the house.
10 A replica of the original, if evidence exists, is the preferred replacement.
8
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10 A historic door from a similar building also may be considered.
10 Simple paneled doors were typical.
10 Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
5.5 If porch replacement is necessary, reconstruct it to match the original in form and
detail.
10 Use materials that appear similar to the original.
10 While matching original materials is preferred, when detailed correctly and painted
appropriately, alternative materials may be considered.
10 Where no evidence of the appearance of the historic porch exists, a new porch may be
considered that is similar in character to those found on comparable buildings. Keep the
style and form simple. Also, avoid applying decorative elements that are not known to
have been used on the house or others like it.
10 When constructing a new porch, its depth should be in scale with the building.
10 The scale of porch columns also should be similar to that of the trimwork.
10 The height of the railing and the spacing of balusters should appear similar to those used
historically as well.
6.1 Preserve significant architectural features.
10 Repair only those features that are deteriorated.
10 Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, usmg
recognized preservation methods whenever possible.
10 Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins
may be considered for wood repair and special masonry repair components also may be
used.
10 Removing a damaged feature when it can be repaired is inappropriate.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
10 Match the original in composition, scale, and finish when replacing materials or features.
10 If the original detail was made of wood, for example, then the replacement material should
be wood, when feasible. It should match the original in size and finish, which
traditionally was a smooth painted finish.
7.4 A new chimney should be the same scale as those used historically.
10 A new chimney should reflect the width and height of those used historically.
7.5 Preserve original chimneys, even if they are made non-functional.
7.9 New or replacement roof materials should convey a scale, color and texture similar to
those used traditionally.
10 Replacement materials should be similar to those used historically on comparably styled
buildings.
10 If a substitute is used, such as composition shingle, the roof material should be earth tone
and have a matte, non-reflective finish.
10 Flashing should be in scale with the roof material.
10 If copper flashing is to be used, it should be treated to establish a matte, non-reflective
finish.
7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is
compatible and does not detract from the historic appearance of the building.
10 A metal roof material should have an earth tone and have a matte, non-reflective finish.
10 A metal roof with a lead-like patina also is an acceptable alternative.
10 Seams should be of a low profile.
9
10 A roof assembly with a high profile seam or thick edge is inappropriate.
9.5 A new foundation should appear similar in design and materials to the historic
foundation.
10 On modest structures, a simple foundation is appropriate. Constructing a stone foundation
on a modest miner's cottage is discouraged because it would be out of character.
Where a stone foundation was used historically, and is to be replaced, the replacement
should be similar in the cut of the stone and design of the mortar joints.
11.8 Use building materials that contribute to a traditional sense of human scale.
10 Materials that appear similar in scale and finish to those used historically on the site are
encouraged.
10 Use of highly reflective materials is discouraged.
11.9 Use building components that are similar in size and shape to those of the historic
property.
10 These include windows, doors and porches.
10 Overall, details should be modest in character.
11.10 The imitation of older historic styles is discouraged.
10 This blurs the distinction between old and new buildings.
10 Highly complex and ornately detailed revival styles that were not a part of Aspen's history
are especially discouraged on historic sites.
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
10 The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
10 All exterior light sources should have a low level of luminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
10 Unshielded, high intensity light sources and those which direct light upward will not be
permitted.
10 Shield lighting associated with service areas, parking lots and parking structures.
10 Timers or activity switches may be required to prevent unnecessary sources of light by
controlling the length oftime that exterior lights are in use late at night.
10 Do not wash an entire building facade in light.
10 Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls
of buildings.
10 Avoid duplicating fixtures. For example, do not use two fixtures that light the same area.
14.14 Minimize the visual impacts of service areas as seen from the street.
10 When it is feasible, screen service areas from view, especially those associated with
commercial and multifamily developments.
10 This includes locations for trash containers and loading docks.
10 Service areas should be accessed off of the alley, if one exists.
14.15 Minimize the visual impacts of mechanical equipment as seen from the public
way.
10 Mechanical equipment may only be installed on an alley facade, and only if it does not
create a negative visual impact.
10 Mechanical equipment or vents on a roof must be grouped together to minimize their visual
impact. Where rooftop units are visible, provide screening with materials that are
compatible with those of the building itself.
10 Screen ground-mounted units with fences, stone walls or hedges.
10
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10 A window air conditioning unit may only be installed on an alley facade, and only if it does
not create a negative visual impact.
10 Use low-profile mechanical units on rooftops so they will not be visible from the street or
alley. Also minimize the visual impacts of utility connections and service boxes. Use
smaller satellite dishes and mount them low to the ground and away from front yards,
significant building facades or highly visible roof planes.
10 Paint telecommunications and me'chanical equipment in muted colors that will minimize
their appearance by blending with their backgrounds.
II
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE
PROPERTY LOCA TED AT 530,532 AND 534 EAST HOPKINS AVENUE, THE EAST 7.6
FEET OF LOT P, AND ALL OF LOTS Q, R, AND S, BLOCK 93, CITY AND TOWNSITE
OF ASPEN, COLORADO
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RESOLUTION NO. _, SERIES OF 2005
PARCEL ID: 2737-073-31-003/004/005
WHEREAS, the applicant, Austin Lawrence Partners, LLC, represented by Greg Hills, along
with Mitch Haas, Haas Land Planning, and Michael Noda, Oz Architecture, has requested Major
Development Review (Final) for the property located at 530, 532 and 534 E. Hopkins Avenue, the
east 7.6 feet of Lot P, and all of Lots Q, R, and S, Block 93, City and Townsite of Aspen,
Colorado; and
WHEREAS, based on the October 8, 2004 submittal date of this application, which predated
amendments to the Commercial Core Zone District adopted through Ordinance 28a, Series of
2004, permitted uses for this redevelopment include office space in a ground floor location, as
well as detached residential. While the application is protected from those newly adopted
Commercial Core Zoning provisions that could adversely affect the proposal, it is permitted to
benefit from any provisions of Ordinance 28a, Series of 2004 that help to accommodate the
proposal; and ""
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WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Final Major Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2
and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve,
disapprove, approve with conditions or continue the application to obtain additional information
necessary to make a decision to approve or deny; and
WHEREAS, Amy Guthrie, in her staff report dated April 27, 2005, performed an analysis of the
application based on the standards, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines have been met, and recommended approval with
conditions; and
WHEREAS, at their regular meeting on April 27, 2005, the Historic Preservation Commission
considered the application, found the application was consistent with the review standards and
"City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote -.
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NOW, THEREFORE, BE IT RESOLVED:
HPC grants approval for Major Development (Final) for 530,532 and 534 E. Hopkins Avenue, the
east 7.6 feet of Lot P, and all of Lots Q, R, and S, Block 93, City and Townsite of Aspen with the
following conditions:
I. HPC has granted approval for On-Site Relocation subject to conditions established in
Resolution #7, Series of2005.
2. Re-visit the landscape plan with respect to the placement and/or use of crabapples and
dwarf spruce adjacent to the miner's cottage. In addition, consider the height that the
sweetpeas and sunflowers will reach when deciding where to place them around the
cottages. Alterations to the plan will be reviewed by staff and monitor.
3. Re-study the light fixtures on the Victorians, in addition to the possible selection of less
contemporary or obvious bollards near these buildings, for review by staff and monitor.
4. A site visit with the board will be required before final approval is granted to remove any
of the existing original exterior materials.
5. The applicant must submit a preservation plan with the building permit indicating what
original materials appear to still exist on the structure, and what treatments will be used to
retain them.
6. HPC staff and monitor must approve any changes with regard to. the type and location of
exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the
fixtures.
7. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
8. Submit a demolition plan, as part of the building permit plan set, indicating exactly what
areas of the existing house are to be removed as part of the renovation.
9. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
10. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
II. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
12. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
APPROVED BY THE COMMISSION at its regular meeting on the 27th day of April,
2005.
Approved as to Form:
David Hoefer, Assistant City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
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Jeffrey Halferty, Chair
ATTEST:
Kathy Strickland, Chief Deputy Clerk
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