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Home My WebLink Aboutagenda.hpc.19970709Agenda Aspen Historic Preservation Commission July 9, 1997 Regular Meeting City Council Chambers NOON: Site-visit - meet at 715 W. Smuggler 5:00 I. Roll call II. Public Comments III. Commissioner and staff comments IV. Old Business Â¢ 34. Farmers Market 5:20 6 5. Alley Paving 7- 7,6,6,4 5:30 4 *& 525 W. Hallam - Minor Development- 610 - 1209'â‚¬ r , ll<ccl~~ 5:45 8 D. 715 W. Smuggler Minor Dev~lopment - PH-9- / E, /3 /0/06'g~ 9 ~ Â· 4 -1.e J V. 1 *4 1 b (75 6:00 V. Adjourn PROJECT MONITORING Roger Moyer 303 E. Main (permit to be issued soon) 420 E. Main (not active) ISIS 939 E. Cooper 426 E. Hyman- Curious George (under permit) Susan Dodington 616 W. Main (complete) 316 E. Hopkins - Howling Wolf (complete) 712 W. Francis (stalled) 918 E. Cooper (under permit) 132 W. Main Asia (door and windows, skylights) Meadows 3 1 5-Â«j, 4 l la hÂ·, - Melanie Roschko 918 E. Cooper (temporarily covered by Susan and Mary) ISIS 123 W. Francis (covered by Suzannah and Mark) 706 W. Main (not active) Suzannah Reid 320 Lake Ave. (active?) 303 E. Main (permit to be issued soon) 702 W. Main (approval expired) 315 E. Hyman Benjamin's (trellis not completed) 411 E. Main - Cantina 218 N. Monarch - Half house Mark Onorofski 426 E. Hyman (under permit) 123 W. Francis (under permit) 517 E. Hopkins (project abandoned?) 1008 E. Hopkins Mary Hirsch Meadows (permit to be issued soon) 918 E. Cooper (under permit) Gilbert Sanchez 420 E. Main Galena Plaza (not active) 820 E. Cooper (not active) 411 E. Main - Cantina 514 E. Hyman - Mason Morse bldg. 1008 E. Hopkins OJECT MONITORING Roger Moyer 303 E. Main (permit to be issued soon) 420 E. Main (not active) ISIS 939 E. Cooper 426 E. Hyman- Curious George (under permit) Susan Dodington 616 W. Main (complete) 316 E. Hopkins - Howling Wolf (complete) 712 W. Francis (stalled) 918 E. Cooper (under permit) 132 W. Main Asia (door and windows, skylights) Meadows Melanie Roschko 918 E. Cooper (temporarily covered by Susan and Mary) ISIS 123 W. Francis (covered by Suzannah and Mark) 706 W. Main (not active) Suzannah Reid 320 Lake Ave. (active?) 303 E. Main (permit to be issued soon) 702 W. Main (approval expired) 315 E. Hyman Benjamin's (trellis not completed) 411 E. Main - Cantina 218 N. Monarch - Halfhouse Mark Onorofski 426 E. Hyman (under permit) 123 W. Francis (under permit) 517 E. Hopkins (project abandoned?) 1008 E. Hopkins Mary Hirsch Meadows (permit to be issued soon) 918 E. Cooper (under permit) 0 bert Sanchez 420 E. Main Galena Plaza (not active) 820 E. Cooper (not active) 411 E. Main - Cantina 514 E. Hyman - Mason Morse bldg. 1008 E. Hopkins irey Halferty 939 E. Cooper 325 E. Main - Baang Cafe 715 W. Main (roof material) CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 939 E. Cooper (Langley), expires November 9, 1997 - Unit E 520 Walnut (Greenwood), expires March 22, 1998 834 W. Hallam (Poppie's), expires April 26, 1998 123 W. Francis, Lot B (Vickery), expires May 24, 1998 Awards 1997 550 Gillespie - Beck House Amy Amidon thoughts: Elizabeth Paepcke award for Markalunas's (care ofthe Aspen grove Cemetery; Ramona's involvement in HPC and charter member ofthe historical society) Jeffrey Halferty 939 E. Cooper 325 E. Main - Baang Cafe 715 W. Main (roof material) /32 w , 4,1#L ( CU.,U, ) CONCEPTUAL APPROVALS WHICH HAVE NOT GONE'TO FINAL: 939 E. Cooper (Langley), expires November 9, 1997 - Unit E 520 Walnut (Greenwood), expires March 22, 1998 834 W. Hallam (Poppie's), expires April 26,1998 123 W. Francis, Lot B (Vickery), expires May 24, 1998 Awards 1997 550 Gillespie - Beck House Amy Amidon thoughts: Elizabeth Paepcke award for Markalunas's (care ofthe Aspen grove Cemetery; Ramona's involvement in HPC and charter member of the historical society) -ill t i MEMORANDUM TO: Aspen Historic Preservation Commission a THRU: Stan Clauson, Community Development Direct~~t Julie Ann Woods, Deputy Planning Director M 0. I FROM: Amy Amidon, Historic Preservation Officer RE: 525 W. Hallam- minor review DATE: July 9, 1997 SUMMARY: This property is a historic landmark and was renovated in 1996. It has been sold and the new owner wishes to create a small closet for the master bedroom, since none was included in the new construction. Additionally, a new roof for the shed and some repairs to the historic structure are proposed. APPLICANT: Kristen Henry, represented by Glenn Rappaport. LOCATION: 525 W Hallam. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H " Historic Overlay District or is adjacent to an Historic Landmark. For Hisbric Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The applicant requests HPC approval to build a lean-to closet space on the north side of the new addition to the house. The lean- to would be cantilevered off of the existing house foundation. Materials would match those existing on the building and the window which is 0 currently on the north side of the addition would be placed in the same location in the new closet wall. A setback variance is requested in the application, but it has been determined not to be necessary. Staff has no concerns with the design or placement of the addition, or the applicant's plan to reroof the shed with corrugated metal. Reconstruction of the brick chimneys should be done using mortar of an appropriate strength for historic masonry. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed development is consistent with the character of the neighborhood. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal affects non-historic material, so the historic significance of the building will not be impacted. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The architectural integrity of the historic buildings and the new addition will not be diminished. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. 0 RECOMMENDATION: Staff recommends that HPC approve the addition to 525 W. Hallam as proposed, including the new roof for the shed. A sample of the roof material must be provided for review by staff and monitor. Additionally, the architect must provide specifications for the chimney repair for review by staff and monitor. RECOMMENDED MOTION: "1 Move to approve the addition to 525 W. Hallam as proposed, including the new roof for the shed. A sample of the roof material must be provided for review by staff and monitor. Additionally, the architect must provide specifications for the chimney repair for review by staff and monitor." ATTACHMENT 1 i LAND USE APPLICATION FORM 1. Project name Nfiteut Fies,DEN.,7 AlhD,TioN 2. Project location 5-1< W. HALLA 3-,1 Lal--s C, 0 ..0 +Ad wvs-r Aâ€¢LF of' 6+EJ block 21, 046. AtpeN 151*19 11'r. (indicate street address, lot and block number or metes and bounds description) 3. Present zonjhg %Â·IS- 4, Lot sizei -7, 5-0 0 3~, pr. 5. Applicant's name, address and phoneÂ·number KI, s-GN 114;g 11 /1 Z.7 All-A 415<A Po 8 8/80 At~En Co .~/6/2- 6. Representative's namet address, and phone number GIEN" Rappgozt *2.14 Ilic:r &8,1.-Â¥6 Al~06# iCo. 916#1 (11,1 937, 0639 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review ... Final SPA Final HPC 8040 Greenline Conceptual PUD / Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures approximate sq. ft., number of bedrooms, any previous approvals granted to the property}_ K.ES,OrÂ·N46 u wint 172/E %-r#ver-uâ‚¬Ew (D MAIN Uousâ‚¬ g) 62(2*60<50# FD SNE6 *Ho-rk f Fac- TR-Eu,0.5 Afpe.VALS S,-6 0(16/NAL. Mgtio ENCL05â‚¬ b. 9. Description of development application A !?D NIA,1.he- CLoss-r- Jg 1.4 ....' AT-_ 1444LAM C.C EL,vACiod Â· 10. Have you completed and attached the following? 4 Attachment 1 - Land use application form 4 Attachment 2- Dimensional requirements form â‚¬_ Response to Attachment 3 4 Response to Attachment 4 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM 0 Applicant: kLA11* Me#Al Address: . F. 0.13 91 fo Aw ra N -Â£-0 %1611.~RojECT 46 DIEESS O â‚¬ W. 84 L LAM Zone district: B.. 1 5- Lot size: 1,500 - Existing FAR: 0,96 2,. 624 5~ rr- Allowable FAR: 1, 4 10 Proposed FAR: . 3,02-9,63 (55. rr. Existing net leasable (commercial): - Al,A. Proposed net leasable (commercial): N,A. Existing % of site coverage: 3Â¥% Proposed % of site coverage: 16/0 Existing % of open space: Proposed % of open space: Existing maximum height Princioal blda: #,A Accesoly bida: W,A. Proposed max. height: Principal blda: Accessorv blda: Proposed %of demomion: ... 0% Existing number of bedrooms: #6 CUAN66 Proposed number of bedrooms: Existing on-site parking spaces: 1-6 On-site parking spaces required: 0 Setbacks Existing: Minimum required: Proposed: , Front: 90 ' Froni: '20, Front /6 Rear: 6 , (01 Al 5,45 5 Rear: .10 ' Reac G ' (d Â¥4 8, , '4 5#65_) Combined , Combined , Combined Front/rear: 46 Front/rear: .30 Front/rear:_ S 0/. Side: 9' S ide: Side: 9, ~ W o CRAW 6/ Side: 3.3 I Side: Side: 3.3. , Combined , Combined Combined Sides:- /1Â· 3 Sides: 2 2,5' 36 FrÂ· Sides: ll. 11Â· Existing nondonformities or encrdachments: Feo N f f:bed 64.20*alâ‚¬S 4Â·:0 A b u De c e eNcgo.c Hei a i 4 7 Variations requested: ALCOLV Mra. cioger 48Dj-00-Â·. 15 rwc.,eo.,u 1-48' fAME 6,5'ANCE- AY 1-14â‚¬. EXA<46 F,ZONf PORÂ»A. . (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft, site coverage variance up to 5%, height variations under the cottage infil[ program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O 0 zone districts) flf! 11 GLENN H RAPPAPORT ARCHITECT 06 2% A / POST OFFICE BOX 276 2 -,Ef / ASPEN COLORADO 81612 T 970 927 0635 AIA F 970 927 0654 Historic Preservation Committee Aspen / Pitkin Cpmmunity Development Department 130 S. Galena Aspen, CO 81611 RE: Henry Residence Addition (Former Wyckoff Residence) 525 West Hallam Aspen, CO 81611 Dear Committee Members: The residence at 525 W. Hallam received a number of variances from the H.P.C. in 1995. We believe that these variances resulted in a project that reflects the character of Aspen. the goals of the H.P.C. and its willingness to act on these goals. It is in this spirit that we are asking for one additional variance. A variance for a master closet of 66 sq.ft. This closet is proposed on the North (Hallam Street) elevation. Atthough hidden at this time by large coniferous and Aspen trees, we are attempting to blend the addition in with the existing architecture. The owner wishes to reflect" the shape of the roof at the existing bedroom addition In a smaller sale over the new single story closet addition. No changes in materials are proposed from what exists on the house at present. The window which exists presently at the closet location will be moved to the exterlor wall of theÂ·new addition. In addition to the master closet we are proposing to; 1. Repair and reconstruct the lwo existing brick chimneys and bring them into code compliance. 2. Repair / replace the rim joist along the base of the West elevation and repair / replace the existing wood lap siding with a matching material. 3. Add drain tile and gutters along the West elevation. 4. Repair / replace the shed roof of the rear yard shed with non galvanlzed corrugated metal. 5. Repair / replace the existing mechanical system. The proposed closet addition will bring the total site floor area to 3,028.62 sq.ft. The total allowable floor area is 3.450. sq.ft. Thank you for your consideration. Glenn H. Rappaport Architect PEN Diredories Co., 1 â€¢ 2 7 3 77 4 7 5Â¥ 6 V ' 1.U, F i (9% m.#' 4 1 010,1 1 44 2 0 . 44,24 Lig. 9 \ 4 Gp onwood 12'4 omestake 0 . 1.- - 1 EM9'e!!LView Dr 4 04** 8, 6 S w Bunn 9 O 0 .. lenwood Springs sictra 4%$% ASPEN 4spen Airport W, * tion qb .,44 0% ca~ 1 04.06 v COLORADO 0 i a C 0 7 8 A \RE 00, I 82 Gillespie St 1 4 '6 60 1 Silver King Dr 2 Race' St Sm ' s 4t - 4 Cottonwood Ln 3 N Spring St 94 -6 . - 5 Ajax Ave - cce* is St T - Pu .0 46 6 Oak Ln 42 7 Maple 1.n Marcu'. 8 Midland Patk PI 0 4 3 5 - 71 - 41, 4 6 1 Sawmill 0 4 10 Smuggler Giove Ct 9 Mascotte Ln 9. 12 Riverside Avc i /'1-frk. ..\ i .1 t..0 0 14 11 Ardmore Q /M. -JINL: .. 1 441, 4 2 . 4 13- Dak Ave E Main St Ki * U-409/ FJ#1 i m r ..74'ni :dÂ·i , 52 0 4% 14 Midland Avc , r 1L :.4,/:immi .,9 0 Â·.,rate. Path . \-; nsni:*Â·Py 1 8 15 Mayflower Ct 1 Jurjig*Vpy '37.- 9 0 0 + 0 62 6 2 1 6 26- w. NALLA'.~ GO *' ~ ~ 65 . 2 7 1 K 14 f.-7',,;A j ; cl (ca. . D 4 1 F *ov. it ---r ' 1 /i 0 1 9 ,16 ft,~/<b rk \ 1 e //.% ~ \9 2 RAu--<\F 1 1 1 st-/"1.-el- 147 7,71. 5'.0" 14- 161.0. [ ..,of. 4,1.r'N= ,~ /\ 1 0 0 751-09 /11 1 7,/ I Â· 41 r -4: 1, /1 .1 b 4 4, 9 . Iii 1 1 1 ,/ 1 f . - 1 , 1 / \ 1 1/la \ 1/ \t/ \ 1 \ 1 ' NEW 4,41 01 $'NOIN, ! === \ / AP,11. AWÂ£. PEAWLIW \ \1/ 13"I'.fie53/_ 3 ~-- ~Il t u - PROPOSED SHEQ RELOCATION--4- - 6Â· PROPOSED GARAGE ANo s~uoto - d . RIE**1 1 - % . --7 i ~ ..' }_ -. .. 41â€¢ Â· Â· mi 1 1. 'KEE:86"1# 1 1 1 -17 1 1 1 I (t 1 1 2 0 -, 1 I fl:2.*57~KÂ¥ / - I... 4 1 ZESIPENCE -rf & 1 - Â· - l 1 .W /1 1 >4 =S E J KI IlizIN..21/~, i _1_,1 1 = 1 '' -1- 1 14- V ' - ,&7011~#Ill'11'll 1~// 1 r:EFEFfirk~p,F/&*Fl" . r. i.' : 1 p ---- mup~!1*UOIGII 7--- 1 -1%81'J=T=9*1 1 .-- -4 jukfieÂ» 2/ 1 /1/Â«4 ti 1 ; %All . 4 ~ Â«-2-9 . PROPOSED BED RM wI NG 1 3 , 9 Q W PROPOSED ENTRY PORCH- ' 1 1 01 , I.- --1 -Pâ‚¬ , 15'-0'~ . 8400 1 i.#Lou \f?; j 40 -O' t'.,C> Iks-00 E K.T,Ake FroN,0 M.MED t- 57~ Abifj -1-8"ri. RE'...FU YAM 3/ ~ 30"f V.tE 'El-04,4 1 rq ...AzE:K * htprrioN . AÂ·I 66 sce. FI 43-@ PROPOSED SITE P LA N N 06" - 000 ~UN 2 3 1997 . tarr. f.i '<61-016 'u. 44 .g l Z 1-0 4 p*6--~Â·Â·. -I' râ€ž 11 4Â¥-H - 11 -1- III - --1 . "W,Â£" ticÂ« 31-OIl 14 -08 61 -1 I -4 --- 1 /1 t=k r e 2* 4 1 . 0 1 - . 1. i I -7 e -. 12' 1 -1 4 e' 1-ifÂ¥uN , e.. 101 i LIN t 14 4 T, DI PLY 1 -~7 --%- 14 1001-0# (P \1.-/ i I ---- -- - -1 bedrm. kE 1Â· i -1-1 _ hill__3 25219:2;21; ~ f 4 4 1 i . Ibath 14 \ 4 1\14 0 #R W'*W) 1 0 01 . .a 9*.1,1/ 4 - 1 1 16 f \ 2â‚¬ %,0, <Mcc*e 1 91-011 -) -0 41{ELF 0 229 Â· ~ iÂ« 1-1 1 -1-===L--L==12- &61# . ~ 5 t-,11 1 -2 ) 0 1 . 8 - AFE& e,= ApprrioN , 66 54?. Pr. 6/G., - 2 - ,1 f- 91 1'.G" 11!.O,1 lid' , 10'-O" .. 4, A. 12 2 44-6/ 2 , 00 -1 L O W E R _L.E V E L P L,A N N JUN 2 3 097 / . . .. . 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' ,% 1 113 1 1 1 Ft y' 1 111 - p 188188 Â®7 I Â® @ - - i~ ~i 1 1 --1 N -- -- 1 1 1 1 --- - - - 1-9047==111 I - - -: 15 ., A KAILIAA - -- -. _27.---27-2---~3772 ..IB D N ... . -- I I 1 1 1 1 - 16 (0" 1 1 1-- -EAST ELEVATION < 14-4. 0 -1 \4/ 0 AA iÂ·H--1 h . 111 4 1 1 , //4- 13:...0 , 9 01,1 -"rrii-R-- 4. 1 1 \ /a \ 0 1 + .//I/6 -V- /3,~ .. <H'Brr /4 jib .P,)9=-- it EXHIBIT 9-9 7241 1 9<3Â·t 17-- - 4 . 2.Â· . ~,0,4 $ - 9,%4,6 i * t~ . ,.liâ€ž j I 54.~Â© 1143'-ty.*:- 09 -Â·W + : ..Â» -'7*.% r *141, t, 147<2:55"<06 49 . te. k -4 .- , .. 4. -r .. 4 - . 4 Ut)*-2 kÂ· 4< 14 1 td,0 1. .7- I a- 3 9 - 4.. 4-4.2 - *//+A 4 -119% j . %* 4% y.=-24Â»- ,-i' Â·Â· '; - Â·. ~ f *b7.8 . . 4- 1- .:Â·. 1, . i- m.str 4,- .Flh.. , - , 4:. I .t 4, 1./2 - %21 .:1 e' , 9/444#/' Â·UÂ·*Â· . 14)& 44 0..1 -11 11'.r+1- A- ~ 7' af 44.12. Prd.rd&~Â£34 4 8.-4 .*li.: St< a . A 3.+Ur :*r, 'i . -e.*? 1,4 It . 1 -> 1 . :. - I -4 . ..3, li.-1.f fi. . , .I' , 4 4 'ar - 'I~ 002''Uij~ ~ --' .4, . A f* 1 EXHIBIT 17-4-9/ 9 Y Ju 6 6-+ -31 [-7] , >:. ,~''lit'll~t , 2 Â· Ill : 0 4. i .4 46 ...2 - 475 2. 71:1 ' -2,1 r. f. 4.. -it r .'D- tr,/0 /6-i~v~, 2>Xâ‚¬1 kil ~74*-0 4 4 - LJ . ---*.A.. -00'. 4 I ./i---- 5 -i-7- -LL DJ MEMORANDUM 0 TO: Aspen Historic Preservation Commission fl THRU: Stan Clauson, Community Development DirecÂ£r/91 Julie Ann Woods, Deputy Planning Director Al~- , FROM: Amy Amidon, Historic Preservation Officer ~ RE: 715 W. Smuggler- minor review and setback variance, PUBLIC HEARING DATE: July 9,1997 SUMMARY: The property owner wishes to create a covered porch at the rear of this landmark house for a shaded area to sit outside. The porch would encroach into the sideyard setback to within 1 foot 2 inches of the west property line, requiring a variance. On the east side of the house, the garage is 1 foot from the east property line, so a combined sideyard setback variance is also required. HPC held a worksession on this project on June 25, at which time it was 0 suggested that the applicant would reduce the variance request to a small area where a built in bench exists. A site visit to the property is to be held on July 9th - so that HPC can evaluate that request. APPLICANT: Ann Miller, represented by Deanna Olsen. LOCATION: 715 W. Smuggler. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by 0 up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). 0 Response: The applicant requests HPC approval for a covered porch at the rear of the existing house. The porch will not require demolition of any historic materials. Staff has no concerns with the porch per se, but is not in favor of the requested variance to extend 3'8" into the required sideyard setback as this disturbs the pattern of a fairly standard distance between buildings and because the variance is not related to creating development which is more compatible with the historic landmark and the neighborhood than would be development within zoning requirements. HPC will conduct a site visit to the property prior to the meeting to review the applicant's proposal to eliminate the sideyard encroachment except in the area of the built in bench. Again, HPC must make a finding that the variance is compatible with the landmark and the neighborhood. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: A rear porch would not negatively impact the character of 0 the neighborhood, however the requested variance may create impacts that setbacks are meant to address, including preventing snow from shedding onto the neighboring property. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal affects non-historic material, so the historic significance of the building will not be impacted. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The architectural integrity of the building will not be diminished by the rear porch. ALTERNATIVES: The HPC may consider any of the following alternatives: 0 â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC deny the variance as requested and review the amended variance for a covering over the built-in bench on-site. ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name MI bitÂ·FL .App roo N 2. Project location -716 9./. Â·Skiu<961 L.+ 9[- .Aef:Â¥Lk.1 ft# 10 1 1â‚¬6 5 + r (indicate street address, lot and block number or metes and bounds description) 3. Present zoning F- 6, 4. Lot size 69 000 OP. i 5. Applicant's name, address and phone number ,241 IJ MI,i 14,;EF- 1 \8 4) , SAL16â€¢43\\/Â¢f. 6,\0.. / 'er.DO j Za . 01 G\\ ~ 120-2215. 6. Representative's name, address, and phone number [5Â»43MA 6110'6*11 01.4,2 1- |<*1,1-*1 .'A~+i-râ€¢014Â· ~. *, Ee:>v 1,966,1 /AspA} abiz 120- 9-768 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD -5~ Minor HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) 4,1061 W Â¤4/11,9; FEE*I C>AZE- , nHE- 1 02- 9Ft* wey FrAMPEâ€¢ Ren)SF, ~*10-1-16 SEpefrAirt 1 91-292-9 weD fv24*- (0+2*Â·M:+ j +909-. 3>9500 6.F= 1 (*:Kk.5Â© i FMFulot.1 4 ,App~400- MA*}rED FE,18 629$%7FU C~1OO 6Â¥=. Â£Â¥'Fty#EL ,&4JP Pi~Jih]4 ~2+4 ' fAE,71-110*3 0 9. Description of development application F:212*Ll AST Fi:,5 ,A \4Al=-wÂ·J<DE- MPF A 366!40 0'k},5~OAO+ME/T lur/D ~rnrs 4; sits*E ly69=c> 90< mAL#c rÂ» 1-WEE. ,Â»Â©pil-\00 or .A PE,ir o<)9= /443 EX Â»fi W# 17Â»Sic, Â»1412 1~71%416 ki F.EVI 224 Â»11=>FAU'Al/. 10. Have you completed and attached the following? x Attachment 1- Land use application form p< Attachment 2- Dimensional requirements form U 2 Response to Attachment 3 (" 121â‚¬,4,9Â¢LIFIE- t:F~ B<Albl mzs#ti F- 8) Fi-IeÂ· *' Hf' -f~ pÂ¢ Response to Attachment 4 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: AFKJ Miliziz- <AftizA*kitrAD 04) C#*fikl 2-ALLEV~ Address: -11Â£3 W. 614 u/n/il-Fir- St) .AÂ¥*1 / 70'92Â£51+ 1.r,-6315 1 Zone district: 12. -6. Lot size: (,71 Deo Â£:Pe' Existing FAR: Allowable FAR: Proposed FAR: Existing net leasable (commercial): Proposed net leasable (commercial): Existing % of site coverage: Proposed % of site coverage: Existing % of open space: Proposed % of open space: Existing maximum height: Principal blda: Accesorv bldq: Proposed max. height: Principal blda: Accessory blda: Proposed % of demolition: Existing number of bedrooms: Proposed number of bedrooms: Existing on-site parking spaces: On-site parking spaces required: ~ Setbacks Existing: i Minimum rec~uired: Proposed: Front: 11,4 Front: 3,2 Front: Rear: 2Â£9 I (1*1019~ - Rear: ID' Rear: Combinedfi~ (61AM6Â·,HF~ Combined 1 Combined Fronurear: Front/rear: 49 Front/rear: Side: 71 kiI,J.(686(-#bus,~ Side: 4' Side: 11.-1 '34,2 (W'*14 Side: 4' MIM,fi*'ar. Hou.%) Side: 0 ' Side: Combined P (VAer-'6,422,) Combined i Combined Sides: Sides: 1 D Sides: Existing nonconformities or encroachments: Variations requested: f* 22!-3>6.0 AJOF~Â»64-111E*Â·Pl~ IL.)'1-0 -tÂ¥HE- 01' 4\MB ~Mt, *r*:*- 649- 41'pEÂ· 212 rf=Â©Fer-Â·~) (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) CITY OF ASPEN HISTORIC PRESERVATION COMMISSION MINOR DEVELOPMENT REVIEW June 3, 1997 Miller Residence Description of proposal: The owner is requesting a variance for a 2'-3 1/2" encroachment into the 5' side yard setback for the addition of a new porch roof over an existing deck. The deck is located off the living room, on the southwest corner of the house. This deck area is the only deck large enough in this small backyard for outside relaxation and entertaining. It receives direct late morning and afternoon sun with na protection. This makes use of the deck in the summer virtually impossible from 10 A.M. till 7 P.M. due the intense sunshine and heat build-up on the deck. The additional roof overhang of 2'-3 1/2" would make use of the deck possible during the summer, as well as reduce heat build-up in the living room. The owner feels that this addition will allow her to enjoy an otherwise unusable deck, and enhance the value of the property. Explanation of compliance with review standards: The addition of the new porch roof is designed to be compatible with the existing historic house in the use of materials, its detailing, and its finish. The roof material will be wood shingles to match the existing roof. The fascia will be detailed with an applied gutter that will match the eave and gutter design and finish of the octagon shaped deck roof at the rear of the house on the second floor. The wood posts supporting the roof will also match the posts used to support this octagon shaped roof. There will be a low railing added at the edge of the existing deck area below the new roof, that will help to define this living room deck area. The railing will be similar in design to the railing at the front porch. The addition of this "veranda" is an element that is common on Victorian houses. The new roof, or veranda, is designed to appear as a low sliver of a skirt, wrapping the southwest corner of the house. The scale is kept low in order to reduce its impact on the rear elevation, and not conflict with the bedroom windows on the floor above. This porch roof will be barely from the alley, and will enhance the total back yard feeling. Architecturally, the effect that this roof addition will have on the house, will be to add a balance to the rear elevation that has been missing since the one-story octagon dining room was added to the east side of the house. " p . .L #111) 1 1~ 1 At . . n #1Â·Â· 4 '1 &1* ASPE(N "4' 1 4 4. Ir.1 -Â£.2. 1 .: 1 &4,6 ......:..............t'. ABâ€¢ ASPEN *1 4%4., A L "AÂ· ' I . MOUNTAIN 7 ~~61 *7 . , 4, 1.4 :. 6 ~ ''trE CHILDRENS PAR;P~ 0 â€¢ . r 1.A .,34<~ ~ ~~~ ~.2o~~croft Â· , , 71.,~. ,Â·recEÂ·Â·:Â£-50'*~'t, -2 / < C M T . Filth A.1 1 SN : 0- L Â·Â·U D.,Sim,4 ..... '' 4Oh// AÂ·pÂ· i =1725 JUV:. GILBERT ..10. >f.,4 â€¢ ~44Allâ€¢ jd.1,014" -0 Non W~ ............. .b : & C#â€¢ Â·3, Gondom r ' c,CtA Sh.de- Mi. Lub 4.*1/1 ~ WATERS AVE rl 3, ORY * Ci.11. 8. JUAN 51. Nolih S.â€¢ L=te Al,i" 4.- ' No,th o~~| , ' -C- ; 1.9 . LiNOâ€¢/ \6 . Â· Â·Â·Â· Â· , -2 JUNLEL th, 8,iâ€¢. 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TPÂ°fl,[7 61$4 I - >4 , ----- ~ - - Â¥ ~~~1 rÂ»Â·FiALz 4 0 c,m-~ FLAVÂ» -7 i Q t-1 1 0... 1 4 6,6 1/* 1/*,1. l' -0 0 0 ... 1.=101 1 0 10 20 , LEGEND AND NOTES --3.-fl SLANTED TEXT DENOTES RECORD /NFORMAT/ON > WEST 94.5 I 93.3 CITY MONUMENT ' NE COR. BLK. 9 96.4 , re 01" PIPE /96 7 N 75009 e 11.1 97.0 13 2 0 S. O i l , RIDGE 116.3 ~ / '715" D 8 l l .l Ch E 2.3 0.9 ' . 2 1 002) 1 1/2 STORY : HOUSE lo -2 61 1 0 9 VS..5 9.7 2 '4.5 b 5.8 A J C' DECK U.3.65Â·V DECK l AREA 6,000 +/- S.F. 0 1 99. too O lala TR484 GRAVEL DRI S 75. 09 lt.E 60.00' ALLEY BLOCK 15 CERTIFICATION 1. JOHN HOWORTH. HEREBY CERTIFY THAT THIS PLAT WAS PREPARED FROM FIELD NOTES OF A SURVEY PREFORMED UNDER MY SUPERVISION DURING APRIL. 1994. THIS SURVEY VOID UNLESS WET STAMPED. S I GNED TH I S_-2~~OF JLNE 1994. JÂ®N/HOWORTH P.L.S. 25947 NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL .4# -9 - ACTION BASED UPON ANY DEFECT IN THIS PLAT WITHIN THREE YEARS AFTER YOU FIRST DISCOVERED SUCH DEFECT. IN NO EVENT. MAY ANY ACTION BASED UPON ANY DEFECT IN THIS PLAT BE COMMENCED MORE THAN THREE YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HERON. THE CERTIFICATION IS VOID IF NOT WET STAMPED WITH SEAL OF THE SURVEYOR. 9 14*50 49-W 100.00 S. 0 .. . 0 D , 44% tr, ;6Â© 0 .0 .0 ./ 51.1 . . . . ... .0 . 0 : 0. . 1,Â· 1 4. .0 0 , 0 0 0. . . 0 , .. 0 n .-/ 1% 4 1 - : 0. 0 .0 --.. Â« 1, /2/1 . 0 * /42,, 4 fÂ¢ f 1 1 f â€¢ â€¢â€¢ â€¢ A . D . .' 'P 0 1 . 0 . IN 7.4,4 ' 1 0 0 0. Do i -MA ... 1 e Â·d .. .1 0 39' 24 I .2 0: 0 % I . i v 09 MEMORANDUM TO: The Historic Preservation Commission (HPC) r THRU: Stan Clauson, Community Development Direc.-.~ Julie Ann Woods, Deputy Director ~ FROM: Mitch Haas, Planner X44&~ " RE: Code/Text Amendments - Farmers' Markets DATE: July 9, 1997 Summary: Staff is requesting approval of a code amendment that would allow ':farmers' markets" in the Park (P) and Public (PUB) zone districts as conditional uses. Along with the requested amendment, it would also be necessary to add a definition for the tenn "farmers' market" to Section 26.04.100, Definitions, of the Land Use Code. The process to amend the City's Land Use Code requires that the Planning and Zoning Commission make a recommendation to the City Council before Council renders a final decision. The proposed code amendment went before the Planning and Zoning Commission on June 17, 1997 but was continued to a hearing that will be held on July 15, 1997 so that the planning staff could obtain the opinions of various other boards and commissions with regard to the concept of allowing farmers' markets in the City of Aspen and/or in the commercial core. Community Development staff is going to obtain the opinions of the Historic Preservation Commission, the Commercial Core and Lodging Commission, the Parks Department, and the Downtown Enhancement and Pedestrian Plan (DEPP) task force in order to provide these opinions to the Planning and Zoning Commission prior to bringing the proposal before the City Council. At this time, staff is seeking the opinion(s) of the HPC with regard to the concept of having farmers' markets within the city limits. Staff is aware of the fact that business licenses will need to be acquired and sales taxes will need to be paid. The Community Development Department memo that was brought before the Planning and Zoning Commission on June 17, 1997 is attached for informational purposes, and will be modified before the July 15, 1997 hearing. The memo will be modified to contain the recommendations/opinions of the aforementioned entities, and to present alternative methods of accommodating farmers' markets, provided there is support for the concept. MEMORANDUM ~ TO: Aspen Planning and Zoning Commission TIIRU: Stan Clauson, Community Development Director Julie Ann Woods, Deputy Director FROM: Mitch Haas, Planner RE: Code/Text Amendments --- Farmers' Markets DATE: June 17, 1997 Summary: Staff is requesting approval of a code amendment that would allow "farmers' markets" in the Park (P) and Public (PUB) zone districts as conditional uses. Along with the requested amendment, it would also be necessary to add a definition for the term "farmers' market" to Section 26.04.100, Definitions, ofthe Land Use Code. Staff is recommending that the Commission advise City Council to approve the proposed amendments. Background: A citizen asked the Community Development Department if and where a person could establish a farmers' market. The answer, unfortunately, was that none of the zone districts allow farmers' markets and the Land Use Code does not address this use in any way. The 0 citizen's question, more specifically, was whether or not a farmers' market would be possible in a park or a public parking lot. Under current regulations, the answer is "no, a farmers' market would not be allowed in City owned parks or parking areas, not even as a conditional use." This provoked some thought on the part of staff because it seemed that it would be reasonable to allow farmers' markets through conditional use review. Given the ability to review proposals for conditional uses on a case-by-case basis, staff felt that farmers' markets could be an asset to the City in many ways while the potential for adverse impacts could be adequately addressed by either placing conditions upon each approval or denying those proposals that are found to be inappropriate. For instance, such factors as size, operating characteristics, location, times of operation, design and layout, products sold, and other concerns could be reviewed on a case-by-case basis and addressed through the use of conditions of approval. Staff does not anticipate an influx of proposals for farmers' markets, nor does staff foresee more than one farmers' market operating in the City at any given time. There are many reasons staff feels that allowing farmers' markets as a conditional use in the Parks and Public zone districts is advisable. First, by allowing them in only the two aforementioned zone districts, the City is given more control over the potential sites than would be the case in any other districts. Also, farmers' markets have, in other communities, been successful in helping to breathe new life into downtown neighborhoods by generating pedestrian activity and community interaction. According to research done by Urban Marketing Collaborative (an east coast consulting firm), farmers' markets generally depend on local residents. That is, farmers' markets create a community meeting place; not only do they provide an opportunity for the farming community to interact with other community members, but they are also places for informal interaction and communication among the rest ofthe community. A meeting place is an important contributor to the social fabric, allowing people to feel connected to each other and their community. Therefore, the proposed code amendment is in harmony with the goals and vision ofthe Aspen Area Community Plan Another role for farmers' markets is the promotion of local agriculture, which is just as important in areas that rely less heavily on farming as in those areas that have large numbers of farmers. These facilities provide an opportunity for farmers in the region to sell their merchandise directly, which is particularly helpful for smaller producers with limited channels of distribution. This direct marketing also provides small farmers with the best price possible for their produce, an important benefit to the local/regional agricultural economy. In exchange, the community benefits from the provision of greater quality and variety of produce. With regard to allowing farmers' markets only as conditional uses, staff feels that this is important because farmers' markets require certain considerations to facilitate their success, both economically and from a community perspective. For example, in order to ensure that farmers' markets are appealing to the community, it is important to have a market design that maintains an inviting and attractive place for people to shop and move about. Lively booths, bustling stalls and invitingly displayed merchandise all create the ambiance special to a farmers' market which attracts customers. Farmers' markets throughout the country have found that once the goal of supporting local agriculture is lost, the farmers' market rapidly deteriorates into a flea market-type facility. By requiring conditional use review, maintaining an agricultural focus can be ensured, thereby fostering a stronger market operation. This is not to say that crafts and other nonfood products could not be sold, but limitations (i.e., conditions) on such products could be set. Defining the products that a tenant can sell and enforcing the conditions on products that can be sold are as important in a farmers' market as they are in a conventional shopping mall. Some markets are restricted to farmers who must demonstrate that they own or rent land which is capable of producing what they sell. Such restrictions can be enforced in markets that operate only during the growing season and only on certain days of the week. For these and other reasons, it is essential that a review process that culminates in a public hearing, as conditional use review does, be the means by which farmers' markets would be allowed in the City. TEXT AMENDMENTS: 1. Section 26.28.240, Park (P): Proposed Amendment: The Community Development Department proposes to amend Section 26.28.240(C), Conditional Uses, by adding a fifth use to the list of conditional uses allowed in the Park (P) zone district, subject to the standards and procedures established in Chapter 26.60. Consequently, the proposed amendment would result in Section 26.28.240(C), Conditional Uses, reading as follows, with items in bold signifying the proposed amendment: C. Conditional uses. The following uses are permitted as conditional uses in the Park (P) zone district, subject to the standards and procedures established in Chapter 26.60. 1. Recreation building; 2. Sport shop; 3. Restaurant facility; and 4. Park maintenance building; and 5. Farmers' market 2. Section 26.28.250, Public (PUB): Proposed Amendment: The Community Development Department proposes to amend Section 26.28.250(C), Conditional Uses, by adding a third use to the list of conditional uses allowed in the Public (PUB) zone district, subject to the standards and procedures established in Chapter 26.60. Consequently, the proposed amendment would result in Section 26.28.250(C), Conditional Uses, reading as follows, with items in bold signifying the proposed amendment: C. Conditional uses. The following uses are permitted as conditional uses in the Public (PUB) zone district, subject to the standards and procedures established in Chapter 26.60. 1. Maintenance shop; and 2. Affordable housing; and 3. Farmers' market. 3. Section 26.04.100, Definitions: Proposed Amendment: Staff proposes to amend the definitions section of the Land Use Code by adding a definition for "farmers' market" in its alphabetically correct place (between "farm buildings" and "farm uses"). The proposed definition would read as follows: Farmers' market: A farmers' market is a market that provides the opportunity for direct sale of produce from farmers to wholesale or retail buyers at stalls or other structures. The emphasis must be on the promise of fresh, healthy produce and connection with the agriculture community. Although a farmers' market can involve many products (including candy, meat, flowers, and packaged foods such as pies), in order to attract retail activity volume, the majority of sales and activity must continue to be fresh produce in order to maintain the spirit of the concept. Farmers' markets can range from temporary seasonal tents where stalls are set up every week and broken down at the end of the day to year-round facilities. RECOMMENDED MOTION: "I move to recommend to Council adoption of the proposed amendments to the Aspen Land Use Code, as described in the staff memorandum dated June 17, 1997." MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer ---- RE: Baang Cafe- amendment DATE: July 9,1997 SUMMARY: Baang Cafe received minor review approval from HPC to alter windows and doors and to add a trellis to the restaurant space. They propose some changes to the landscaping of the area which staff and monitor determined should be reviewed by HPC. The first change is to continue the wall of the existing plane in the front to enclose that space. This is needed for outdoor seating in order to serve liquor in the area. Staff is not concerned with this proposed change, however, the fence should not directly attach to the historic Elli's building. The second change is to add landscaping in the front and rear of the site which reflects the Asian influenced food to be served at Baang. The applicant proposes putting 6-8 foot bamboo stalks in the front planter and to create a similar bamboo fence at the alley. Staff is not in support of this proposal finding that the imported "planting" materials are inappropriate to the historic district and to Aspen. Native vegetation should be used and a revised landscape plan must be submitted for review. RECO1MMENDED MOTION: "I move to approve the extension of the planter wall as presented to HPC on July 9, 1997, and to deny the proposed landscape plan. 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