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Home My WebLink Aboutagenda.hpc.19920708AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE July 8, 1992 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call and approval of May 27th minutes II. Committee and Staff Comments III. Public Comments WORKSESSION: Wagner Park & Ritz Site ice rink Diane Moore, City Planning Director and Craig Hansen Design Workshop IV. OLD BUSINESS /&1/z 5:45 A. 624 E. 1 22Â»= Public Hearing Vested Rights Reso V. NEW BUSINESS A. 100 E. Bleeker Conceptual Development - Public Hearing VI. COMMUNICATIONS A. Project Monitoring B. Sub-Committee Reports 7:00 VII. Adjourn . RESOLUTION NO. ~ (SERIES of 1992) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMITTEE VESTING THE SITE SPECIFIC FINAL DEVELOPMENT PLAN FOR 624 EAST HOPKINS WHEREAS, Joshua Saslove has submitted Final Development plans to the Aspen Historic Preservation Committee for approval of the demolition and subsequent redevelopment of 624 East Hopkins Avenue; and WHEREAS, the Aspen Historic Preservation Committee finds that the Final development proposal constitutes the site specific development plan for the property, and; WHEREAS, Joshua Saslove has requested the development rights for said property, as defined and approved by the Aspen Historic Committee in the site specific development plans, be vested pursuant to Section 6-207 of the Aspen Municipal Code; and WHEREAS, The Aspen Historic Preservation Committee desires to vest development plans pursuant to Section 6-207 of the Municipal Code of the City of Aspen for a period of three (3) years from the effective date hereof. WHEREAS, this resolution supersedes, Resolution 1, 1990, which is now null and void. NOW, THEREFORE, BE IT RESOLVED BY THE ASPEN HISTORIC PRESERVATION COMMITTEE OF THE CITY OF ASPEN, COLORADO: Section 1 The Aspen Historic Preservation Committee of the City of Aspen, as consequence of its approval of the site specific development plan, and pursuant to Section 6-207 of the Municipal 9. Code of the City of Aspen, Colorado, hereby vests development rights in 624 Eat Hopkins Avenue for a period of three (3) years from the effective date hereof. However, failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Section 2 The approval granted hereby shall be subject to all rights of referendum and judicial review; except that the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of this resolution following its adoption. Section 3 Zoning that is not part of the site specific development plans f approved hereby shall not result in the creation of a vested property right. Section 4 Nothing in this approval shall exempt the site specific development plan from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances of the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. Section 5 The establishment of a vested property right shall not preclude the application of ordinances or regulations which are general in nature and are applicable to all property subject to land use regulations by the City of Aspen including, but not limited to, building, fire, plumbing, electrical and mechanical codes. In this regard, as a condition of this site specific development approval, the applicants shall abide by any and all such building, fire, plumbing, electrical and mechanical codes, unless an exemption there from is granted in writing. Section 6 If any section, subsection, sentence, clause, phrase or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and shall not affect the validity of the remaining portions thereof. Section 7 Nothing in this resolution shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this resolution, and the same shall be continued and concluded under such prior ordinances. Section 8 Legal Description, Block 98, Lot Q and West half of R- Original, Townsite of Aspen, Colorado. APPROVED by the Aspen Historic Preservation Committee at its regular meeting on July 8, 1992. By William J. Poss, Chairman Aspen Historic Committee Attest: /1 -- 161 u Luu--=Â·4-7-/1 :_u.4 4 c---f Kathleen J,/'Strickland Assistant City Clerk .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer k Re: Vested rights resolution for 624 E. Hopkins Date: July 8, 1992 SUMMARY: Pursuant to Section 6-207 of the Land Use Regulations, site specific development plans approved by the HPC are eligible for 3-year vesting should the applicant request same. Joshua Saslove is requesting the HPC approve his vesting request for the redevelopment plan at 624 E. Hopkins. The new Final Development plan was approved by the HPC on a 6-1 vote at your last meeting of June 24, 1992. These plans replaced the previously vested plan submitted by Phil and Marianne Altfeld. Three year vested rights approval is allowed under Colorado State Statute, which is made official upon the approval and publication of a resolution by (in this case) the Historic Preservation Committee. RECOMMENDATION: The Planning Office recommends the HPC adopt Resolution # 4 , Series of 1992, granting three-year vested rights approval for 624 E. Hopkins. Additional comments: memo.hpc.reso.624eh .. t IIi\116 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 June 15,1992 Roxanne Eflin Historic Preservation Planner City of Aspen 130 S. Galena Aspen, CO 81611 Dear Roxanne: Joshua Saslove, the contract holder of 624 East Hopkins, would like to request a vesting of his final HPC approval rights for a period of three years. Please schedule this matter for one of your July meetings. Sincerely, eil Project Architect 0 ~ and associates IC "â‚¬*fit/#41- 605 EAST MAIN STREET - - ASPEN COLOAADO 8)61 f TEL 0031 925Â·4755 1 i I .,1,1 Issue . 11. - 6-12-92 Ht FINAL 1 â€¢Â·-/f ut ..4 9%*AE h I ~ GL., 137'- 100 -i 13Â« - :0'' ------ 11~3 - 6.**2 â€¢56,12 / ME:Ik Hoff#'5 14 FEFEÂ·digouÂ»49 24_ Â»3 0 ~ ~-- - __ =_~_ ~ - ---2___-============-1 Va- - - \. -. 1 42\ 6445>610+C MEâ„¢L \ / 510*E 1,=-4-- - 1- i _149-- --- 4 - 6 ~ U 6.Au. 12 ~ M,faC,Ic- =' 71*C ---Z- RACA %% . 1 - - --- 1 -U 11 11111] Al MER. RUMer / I -ET - 31 _la- MIe*k, *,Nu,46r 11 11 -424- - --- - -- 1 10- -1-7 - - ~ - --- -P . -- 18 A -1 Int 7--- E =22.-- -- -3--@ U 1 - a i p~ 624 2. HOPKINS < - . 9 su.. 10,7-0. ASFâ€¢51, Ca.ORADO - Â¥1,4 k 1-EW / L- -7*- 1 1 It r--r t---4-7 J fho i 1 1 4 --1 L___1 U/, 0 11 1 1 1 11 1 11 1 11 1 1 1 1 ! 8 2,6â‚¬,912-rT- _1"gu 1 1 M-i~--1-t f 56... 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I Al*XUTE' IC WI 9{09 38 * t + /45 I.ind.1..,ic,ates I : ~ ' 605 EAST â€¢â€¢w STREET ASPEN COLOAADO 8 1611 d TEL ml 925 â€¢ 755 Issue 6-liz-12 Hrc Flh,|Al- 43- 3 ---- 0 1 -r L_.M 11_~ '===i-" " 9,â‚¬' G'*5:5' 1= ~ O ill lÂ·= . r~'1â‚¬C-rt RM. ' 1! / 11 1 - *E.151 1 T i t-- MED, Fri. eA.le- 2:1. 1 1==1 tcy . Il .5' I I ,&'.D)48.r. I,-57' F /1 ACL- Il 1- " ~ L.p lunly ~___i S * 25 - IAL- 0 61.12.0 1 1 1 A '11-V \ Ferre:FL , 1 1.1 S 1 i Ci . B , 11111119 1 0*TWAL - - r- ..- ---- (16*irrUGU- 624 2. HOMKINS SE=*26Â·21 7,4 w 10.95 ASMS, COLORADO : C , 11 It,â‚¬Â·. !4.1 4 - 2= -.-. 1 =r Gae-Â· 1 -- 1 4 - --- - - - 1Â§14 - 1 1 10--1-It 11._~ .11 61 { In L L.,ble OF 652 E. WC-Ill,5 - -ff 1 1 1 1 5-_ 0 0 20-0. .3,- e 111 -G' l Â·s- a 51. 4 9-7'- 2; PAOJECT I uâ‚¬w 2/ect.ZE- 0 4 Â© 0 (2 43 4Â®Â© -:no.co DESCRIPTION Deâ‚¬FIE,NT- M..Ah.i eASKIEBUT- Fl-Ah,1 74.- 11-0. 74.- 1.-O. 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Eu eni) - 9 \ U p.r- 46,14-4 -r . 4 - - ./ I ~ 'b , 532 - , 2.* -1, 2444 Â«~ k-t> '49<22/'I f\\\fr S 11 .- C Â° 't44* / 1 1 _L 632 E.HOPKINS PAOJECT HE-U ~2*:LIC"KLE- 12263. cO DESCRIPT,01 6.TE, FL44 s=re. ru.â€¢*1 - CoNG.6 PTUAL 24'. i'-6 SHEET NO All. 11 O-..OSS & AS8OOATIS IC HOPKINb â€žVE. A311V ' 3 Â£ 4,1,/2 01 ~.Ind, IMÂ¢ 10.lteS 13.-5"40 1,1 Ft,zarou.0-7-- 1 1 1- - - - - -- 0*"haftlit.ayf - 605 EAST MA,N STREET ASPEN COLOA.00 Elli / TEL (303/ 925â€¢ 755 1-*' 1-r /\ ~ ~ ~~~ ~ Issue 6 -1 2-91 HFIC Flk~~ 1 9+4CM,tz*lE - f h-- 1/7'-'00 / / - 1: tp[ -1- ' >9 - --'~ --------------~I.Z. ~7-,~~ ~ ~gl..~IW_IO~ 6LATE - ---9-495- - - alpfr - SLATE 44-- -1 3.--T--=21 0 1 74-- -4 5*NOSTZÂ»â€¢le | 9*ie STONE. - -ti_-~ I ! tal - - --- - ---- ---- --- t=-2- -21 2~Ul;t ------ -----1-- ---- ~- -~ 1 .*==-- 1 + ' * 14 >151- RA,UNC*tz> -*[4 -4 -_____ - - 1- - - --Ekil' - METht RuuÂ® -- -39=7 ----- -%3' m UPFFEA -EVEL- *EXIE_ __ -~--~--1- , ... - lili--Gâ€ž -=2 = u,5Â·T 'A.AD; 1 + -- Â£ --- 624 2. HOPKINS - -1 *N Lev" 6 _ ,~3,64, COL.C,RADO E,- . 1001-0, A | || r.~.'.41. I i 1 1 1 4 -ele,Â·r- i 7 Â£Â·Â·%4. PFROJECT NEW RatIC>ENCE 9220.00 DESCRIPTION l4ET ELa/A-T-lotÂ·.1 W - t-2 SHEET NO 1%505 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer AQ._- Re: 100 E. Bleeker: Conceptual Development and variations for setbacks and parking (1 space); Public Hearing Date: July 8, 1992 SUMMARY: The applicant is requesting Conceptual Development approval and variations for setbacks and parking (1 space for the ADU) for the property at 100 E. Bleeker. No changes are proposed to the main residence; only the detached garage (non-historic) is being modified to receive a second floor addition for an Accessory Dwelling Unit. The garage itself encroaches into public right of way, requiring an encroachment license from the City. In addition, the ADU requires conditions use approval from the Planning and Zoning Commission. APPLICANT: Ed Grosse, represented by Sven Alstrom LOCATION: 100 E. Bleeker, Lot K, Block 65, Townsite of Aspen, Colorado ZONING: R-6, with "H" Historic Overlay (Designated Landmark) SITE, AREA AND BULK INFORMATION: Please refer to the attachment from the applicant. The existing and proposed FAR is well below the maximum allowed; no site coverage requirements exist for a parcel this size. Conceptual Development: REVIEW STANDARDS: Section 7-601 of the Aspen Land Use Regulations defines the four standards for Development Review. All four of these standards must be met in order for the HPC to grant approval for the proposal. The applicable Guidelines are found in Section VI, beginning on page 47 of the Historic District and Historic Landmark Development Guidelines. Development Review Standards 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed 1 development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot of exceed the allowed floor areas, HPC shall find that such Variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Response: Staff finds that the proposal meets this standard. The design is compatible in character with the principal residence in terms of scale, massing, proportion and materials. We also support the setback variations, however, ask the HPC to carefully consider the encroachment issue. Normally when alley structures are going through such extension renovations, we require the building be moved onto the site to correct the encroachment. In this case, we understand that no foundation work is necessary. Please review the information regarding the encroachment from Chuck Roth, City Engineer (in your packet), and be prepared to state whether you support or do not support the encroachment license. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We ask that the HPC carefully review the immediate neighborhood to determine whether this development is consistent. We find it is, however, this particular alley is receiving a great deal of development on either end. Review the proposal carefully, and consider other changes that may occur on other parcels in this and the adjacent block, prior to making your final determination regarding the 2nd floor addition directly on the alley. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: We find that the proposed development does not detract from the cultural value of the landmark. 4. Standard: The proposed development enhances or does not 2 diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: We find that this standard has been met. The development is proposed for the non-historic detached garage, and we find that the improvements enhance the site. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approval as proposed, finding the Development Review standards have been met, and finding that the setback and parking (one space) variations are more compatible in character with the designated landmark than would be in accord with dimensional requirements. 2) Approval with conditions, to be met at Final. 3) Table action and continue the public hearing to a date certain, to allow the applicant time to revise the proposal in order to meet the Development Review standards, as stated in this memo. 4) Deny Conceptual Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: The Planning Office recommends the HPC grant Conceptual Development approval finding the Development Review standards have been met, and finding that the setback and parking (one space) variations are more compatible in character with the designated landmark than would be in accord with dimensional requirements. We also recommend that the HPC make a finding regarding the encroachment license, which will be forwarded to the City Engineer and Council. Additional comments: memo.hpc.100ed.cd 3 Sven Erik Aistrom AIA ARCHITECTURE â€¢ INTERIOR DESIGN June 12, 1992 Roxanne Eflin, Historic Preservationist ASPEN/PITKIN PLANNING OFFICE 130 South Galena Aspen, Colorado RE: GROSSE RESIDENCE 100 East Bleeker Cottage Infill/Accessory Dwelling Unit over Existing Garage Dear Roxanne, Attached to this letter is our development application, existing building photos, 1/4" scale xerox copies of the existing building, site survey and drawings of the accessory dwelling unit/garage. This application converts an existing garage into a two level structure with an accessory dwelling unit over the existing garage. We are removing and lowering the existing garage roof structure and building a new second level, within R-6 zone district requirements. The remodeled garage/accessory dwelling unit will be much more compatible with the existing historic residence. We are using materials and colors which will be essentially identical to the existing residence. Regarding "Standard a, Attachment 4"; this project is very compatible with the principal residence. We applied for an encroachment license for the existing garage, with the Engineering Department, on June 7, 1992. From HPC, we need variations for existing side yard setbacks and overall setback variations. We are below the site FAR total, allowable. The second floor addition to the garage is setback so as not to increase any existing non-conformities or encroachments. The ADU is located on the alley and consistent with other accessory buildings in the block, such as the secondary residence at 127 West Hallam. This cottage infill/alley proiect is consistent with "Standard b, Attachment 4" and parallels other alley structures within this block. This addition greatly enhances the quality of the parcel in accordance with "Standard c" and is a maior improvement over the existing garage. By it's location on the property and proper use of materials and overall building size, this proposal is subordinate to the principal residence and adds to the quality of the property, responding to "Standard d". This conceptual development plan is being tailored to both HPC and ADU requirements. F Sincerely, '114 lit- % 01 1776* -5-7.3*Â·~ migr*\11<UOUIN Sven Erik Alstrom, AIA enclosures Box 551 â€¢ Aspen, Colorado 81612 303 9251745 :Im':d,Zaul==- 211. m.1 A:InCHMENT l IAND USE APPLIanar FIEM 1) Project NameGROSSE RESTDF.NC,F AnT~ITTTON./ CA,-tage Infill,/Accocce.=Â¥_Dwelling Uni 100 East Bleeker,. Aspen - ) Project Location - Lot K, Block.65, City of Aspen (idicate street allies, lot & block Ilmber,. legal description aere appropriate) 3) Preserrt Zoning R6 4) Iat Size 3001 sq. ft. 5) Applicarit's Name, Address & Phone # Ed Grosse 100 E. Bleeker,-Aspen 925 1689 6) ~Represerrtative's Name, Address & Fbone # Sven Erik Alstrom AIA, Architecture POB 55Â·1, Aspen 925 4576 7) Type of Application (please check all that apply): Oonditional Use __ Conoeptual. SPA XXXXXXOonoeptiial Histocic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline 00008Â»21 FUD - Minor Historic Dev. Stream Margin Final POD - Historic Demolition Mountain View Plane Subdivision Historic Designaticn 4 j' oorâ€¢hniniumization - 'rext/Map Amerxinnot - GMOS Allotment Lot Spli*Iat Line. (IMOS Exanetion Adjugt:merrt 8) Description of Existing Uses (number and type of edsting- structures; approocimate sq. ft.; râ€¢Yn*.r of bedrooms; any previous approvals granted to the property). EXISTING Residence of 1342 sq. ft. EXISTING Garage nf 41 5 91 ft. .. Total Existing 1757 sq. ft. Existing number of bedrooms,-(TWO) Last remoripl/Arirlifinn (1QR9) 9) Description of Develounent Application Addition of second floor accessory dwelling unit of 392 sq. ft. Net Useable/457 sq. ft. FAR Addition of-4-01-sq. ft. to existing garage (stair to qa accessory dwelling unit.). 10) Have you attached the following? 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