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Home My WebLink Aboutagenda.hpc.19971217AGENDA ASPEN HISTORIC PRESERVATION COMMISSION December 17, 1997 REGULAR MEETING CITY COUNCIL CIIAMBERS 5:00 I. Roll call II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS IV. NEW BUSINESS 5:10 / A. 420 W. Francis - Conceptual & Final Development - Partial Demolition, Ord. #30 - Public Hearing /20& c r- - 5-3.09 3 1 4<-" 0,/2 0 5:40 B. 920 W. Hallam St. - Conceptual Review - Public Hearing 11 6'u. A,44 -32-- 1 01-f) )89<6 -- 3-e/riss,__.-_-zil . Â©f=z_ 6:25 C. 130 S. Galena, City Hall - Minor Development')/r- ~ 9 AketÂ·'1'le S /- /)-1-~Ly-(Â«-0, ir, Â· L I 94.4 - ~t:~'(0-'---CÂ¢ C R_ly U 1- c L rÂ·ft-luc C .3-1Â£_ /1 11 V. OLD BUSINESS ,~c-,er-ze,c k-1~2 Le ..04 - 4 LE- VI. WORKSESSIONS A. January 7th 5:00 p.m. council Chambers - 'RAkQ-9-T-2 1104. râ€ž<a-- 2- Lo Â£,0 ill -*- C 0, 5.c - 3(4-uL l__41-- LLU.-, -u,~ 0~- \A- f 1 7:00 V. ADJOURN OUAK-- c.44 L i --1*, u- -L 0 PENDING ISSUES: Code revisions by asst. attorney to increase fines i.e. letter of credit. OJECT MONITORING Roger Moyer 303 E. Main, Kuhn 420 E. Main (not active) ISIS (not active) 939 E. Cooper (not active) Susan Dodington 712 W. Francis (stalled) 918 E. Cooper, Davis 132 W. Main, McCloskey Meadows. Trustee and Tennis townhomes 525 W. Hallam (not active) 234 W. Francis Melanie Roschko 918 E. Cooper, Davis ISIS (not active) 706 W. Main (not active) 210 S. Galena, Elk's building plaza 414 E. Hyman, Aspen Cooking School Suzannah Reid 303 E. Main, Kuhn 702 W. Main, Pearson 218 N. Monarch, Zucker Mark Onorofski 1008 E. Hopkins, Bellis Mary Hirsch Meadows, Trustee and Tennis townhomes 525 W. Hallam (not active) Gilbert Sanchez 420 E. Main Galena Plaza (not active) 820 E. Cooper (not active) 514 E. Hyman, Mason Morse bldg. 1008 E. Hopkins, Bellis Jeffrey Halferty 939 E. Cooper (not active) 132 W. Main, McCloskey 234 W. Francis, Mullin Heidi Friedland 130 S. Galena, City Hall )NCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 214 E. Bleeker Street (Greenwood), expires February 12, 1998 520 Walnut (Greenwood), expires March 22, 1998 414 N. First Street (Ernemann), expires March 26, 1998 834 W. Hallam (Poppie's), expires April 26,1998 514 N. Third Street (Ringsby), expires 123 W. Francis, Lot B (Vickery), expires May 24, 1998 . PL--Â£ NOTICE DATE-!2=133 TlME 5:00 p / P,APOSE Al rÂ¥ ANT'A NE-*t - 7-' f E . 4 TR 9 01 Attachment 8 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I, \ /2-0 G V i (*-62-t~ , being or representing an 7/ Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy ofwhich is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred (300) feet of the subject property, as indicated on the attached list, on the ~ day of ~>EC . 199.~2 (which is /0 days prior to the public hearing date of /2 -/7- 7%. 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the / day ~ of 0Ekr, . 1991, to the Ll~y of ~620 , 199_2, (Must be posted for at least ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. lA 9112241 S~gnature (Attach photograph here) SiAed before me this ~1 ~yof ~Q.Cf,udo-Q.u~ 1993. by WITNESS MY HAND AND OFFICIAL SEAL My Commission expires:MYCOMMESIONEXPIRES W15/2000 Ri,QM Â¢ug %b DA-fyl Notary Public 0 1- EXHIBIT ~ 11/2 -1 7,971 - I r -ELJ i PUBLIC NOTICE ~ RE: 114 NEALE STREET, III'C CONCEPTUAL REVIEW ~/ NOTICE IS HEREBY GIVEN thatapublic hearing will beheld on December 17, 1997, ata meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in the.City Council Chambers, basement of City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Henry and Lana Trettin requesting HPC conceptual review to make an addition to the existing house. The applicant requests a 5 foot rear yard setback variance (east lot line). For further information, contact Amy Guthrie at the Aspen/ Pitkin Community Development Departnent, 130 S. Galena St., Aspen, CO. (970) 920-5096. s/Suzannah Reid. Chair Aspen Historic Preservation Commission Published in the Aspen Times on November 28, 1997. City of Aspen Account 0 0 17 Queei Owners 2+Dec-96 Parcel Number Schedule Number Owner Name 1 Owner Name 2 Address City State Zip 2737-182-01-005 015609 1000 EAST HOPKINS LLC YUSEM JEFF C/O 215 S MONARCH ST STE 101 ASPEN CO 81611- 2737-182-01-004 015608 1000 EAST HOPKINS LLC YUSEM JEFF C/O 215 S MONARCH ST STE 101 ASPEN CO 81611- 2737-073-00-037 004116 734 ASSOCIATES A COLORADO GENERAL PARTNERS 121 S GALENA ST ASPEN CO 81611- 2737-182-02-001 000032 ARMSTRONG, AMBER TRUST 4403 KAHALA AVE HONOLULU, HI 96816- 2737-182-05-016 010523 BARNES JONATHAN A 265 RIVERSIDE DR BASALT CO 81621- 2737-182-01-007 015611 BELLIS ARTHUR P 455 ADDISON PARK LN BOCA RATON FL 33432- 2737-182-01-003 015607 BELLIS ARTHUR P 455 ADDISON PARK LN BOCA RATON FL 33432- 2737-182-05-001 010508 BLAINE, BARBARA J. 417 WINCHESTER IGLENDALE CA 91201- 2737-182-01-006 015610 BLATT ROBERT 10925 REED HARTMAN HWY STE 2 CINCINNATI OH 45242- 2737-182-01-010 015614 BLATT ROBERT 10925 REED PARK HWY STE 200 CINCINNATI OH 45242- 2737-182-03-018 008092 BRODIN, MAURICE T. BRODIN, PAULA I. PO BOX 3795 ASPEN CO 81612- 2737-074-53-004 014804 C L ASTOR & CO A PARTNERSHIP 981 KING ST ASPEN CO 81611- 2737-182-05-008 010515 CAMPBELL, JOHN E. PO BOX 10591 ASPEN CO 81612- 2737-182-05-009 010516 CHASE SARAH K 900 E HOPKINS AVE #9 ASPEN CO 81611- 2737-182-01-851 014788 CITY OF ASPEN 130 S GALENA ST ASPEN CO 81611- 2737-182-05-004 010511 CORRECTIONAL HEALTH SERVICES I OHIO CORPORATION PO BOX 51 AKRON OH 44309- 2737-073-79-002 014807 CRAIG, GAIL -1/2 INT. STANGER, ROBERT A. -1/2 INT. 851 GIBSON AVE UNIT B ASPEN CO 81611- 2737-07+53-001 014801 CURTIS JAMES L CURTIS & ASSOCIATES -C/O 300 E HYMAN AVE 2ND FL ASPEN CO 81611- 2737-07+00-025 004293 DE CRAY MARCELLA TRUSTEE OF THE MARCELLA DE CR 30 COMMONWEALTH AVE SAN FRANCISCO CA 94118- 2737-182-02-007 000387 DIAMOND, PHILIP E. 350 STEUART STREET 6TH FLOOR SAN FRANCISCO CA 94105- 2737-182-03-022 008095 GOLDMAN, JEROME K. 1803 CALIFORNIA AVE SANTA MONICA CA 90403- 2737-182-03-017 008087 HALL, CHARLES E. PO BOX 10122 ASPEN CO 81612- 2737-074-14-002 009099 HATANAKA HOWARD H 980 KING ST 'ASPEN CO 81611- 2737-On-00-860 014758 HERRON PARK CITY OF ASPEN ~ 130 S GALENA ST ASPEN CO 81611- 2737-182-01-009 015613 HESSION RICHARD HESSION JOCELYN 1000 E HOPKINS AVE ASPEN CO 81611- 2737-074-00-023 005384 ISAAC THOMAS D REVOCABLE TRUS 975 KING ST ASPEN CO 81611- 2737-182-02-012 000733 JENSEN JUDY A TRUST PO BOX 1081 ASPEN CO 81612- 2737-182-05-014 010521 JOHNSON, CARROLL Ill TENNESSEE TRAVEL - C/O BOX 8116 105 PUBLIC SQUARE GALLATIN TN 37066- 2737-182-02-003 001173 JOHNSON, SALLYANNE C. PO BOX 5050 'ASPEN CO 81612- 2737-074-00-022 004268 KAPPELI ERNST PO BOX 1962 ASPEN CO 81612- 2737-074-53-851 014805 KING STREET DEDICATION CITY OF ASPEN 130 S GALENA ST ~ASPEN CO 81611- 2737-074-14-001 009098 LANG DONALD WILLIAM KASABACH JACQUELYN A PO BOX 4166 ,ASPEN CO 81612- 2737-074-53-002 014802 LAWRENCE LARRY LAWRENCE MARA 6309 HARTLEY DR !LA JOLLA CA 92037- 2737-074-00-021 004259 LEWIS THOMAS E 7 BARRACUDA LN hKEY LARGO FL 33037- 2737-182-03-004 005534 LINDNER, JULIA A PO BOX 2191 'ASPEN CO 81612- 2737-182-05-003 010510 LOESCHEN, LEE A. LOESCHEN, LINDA A. 0602 W SOPRIS CREEK |BASALT CO 81621- 2737-074-90-001 010646 LOEWENSTERN CAROL 251 S GARFIELD #A |DENVER CO 80209- 2737-182-02-009 000291 LOO, MONA BETH 3939 VILLA COSTERA |MALIBU CA 90265- 2737-074-00-019 004308 MAPLE CHARLES A MAPLE BRYCE M 927 GIBSON AVE |ASPEN CO 81611- 2737-073-49-001 008721 MARSHALL ANN PO BOX 10894 |ASPEN CO 81612- 2737-182-02-008 000536 MARTEN, MARY M. PO BOX 8984 |ASPEN CO 81612- 2737-182-03-021 008090 MASINI, ERMANNO TRUST MASINI, ALDA TRUST 830 E HOPKINS #201 ASPEN CO 81611- Parcel Number Schedule Number Owner Name 1 Owner Name 2 Address City State -ip 2737-182-05-0 9 MEGA, VIVIAN BAUTSCH, MARY 4771 S XENIA ST DENVER CO 1 2737-07400-0 52 MICKEY JAMES MICKEY MARLENE 931 GIBSON AVE ASPEN CO 8 2737-073-50-851 014327 NEWBURY PARK CITY OF ASPEN 130 S GALENA ST ASPEN CO 81611- â€¢ 2737-182-05-005 010512 NEWELL GEORGE S PO BOX 2179 BOULDER CO 80306- ' 2737-182-03-020 008089 NIXON THOMAS J 11766 WILSHIRE BLVD STE 1610 LOS ANGELES CA 90025- 2737-182-02-004 001002 NORTON, MELINDA S. 3740 CENTER WAY FAIRFAX VA 22033- 2737-182-05-011 010518 NU0ELL, KAREN 3870 AVENIDA DEL SOL STUDIO CITY CA 91604- 2737-182-03-016 008093 0 CONNELL, SARA G. 151 CRANDON BLVD #137 KEY BISCAYNE FL 33149- 2737-073-53-001 009191 OWEN KENNETH AND JANE TRUST PO BOX 88 CHAPMAN RANCH TX 78347- 2737-182-05-006 010513 OXFORD, PEGGY MCCAFFERTY PO BOX 4556 ASPEN CO 81612- 2737-182-02-013 001313 P. L. ANDA., INC. A NEBRASKA CORPORATION 9727 SPRING STREET OMAHA NE 6812+ 2737-182-05-015 010522 PAUL, CAROLYN A. TRUSTEE OF TRUST A, PAUL TRUST 2415 MORENA BLVD SAN DIEGO CA 92110- 2737-074-00-024 004238 PEPPER TOM INTERNATIONAL S A PANAMANIAN C 977 QUEEN ST ASPEN CO 81611- 2737-073-00-033 004377 PETERSON ANNE BYARD ANNE PETERSON RICHARDS BYARD 35 LOCUST MILL VALLEY CA 94941- 2737-182-05-013 010520 RESTAINO, THOMAS AND BECKER, JANICE 72 ALDER AVE SAN ANSELMO CA 94960- 2737-182-01-008 015612 RISSANEN JOUKO J 2660 PEACHTREE RD NW #24-E ATLANTA GA 30305- 2737-073-00-047 004237 RIVER HOUSE LLC COLORADO LTD LIABILITY COMPAN 601 E HYMAN AVE ASPEN CO 81611- 2737-182-02-006 000821 ROTH JOSEPH R 1564 NE QUAYSIDE TER MIAMI FL 33138- 2737-182-02-011 001194 SHAFFRAN, STANLEY R. SHAFFRAN, KANDI LYN 0164 LUPINE DR ASPEN CO 81611- 2737-182-05-007 010514 SHAW, BARBARA ANNE 11138 AQUA VISTA ST #22 NORTH HOLLYWOOD CA 91602-3119 2737-073-53-002 009192 SHOAF JEFFREY S PO BOX 3123 ASPEN CO 81612- 2737-182-05-010 010517 SKIKOL, OHIO GEN. PARTNERSHIP SMITH, E.G.-C/0 900 E HOPKINS AVE #10 ASPEN CO 81611- 2737-182-02-010 000607 STEELE, JULIANNE B. 5000 COUNTRY CLUB BLVD ,DES MOINES IA 50312- 2737-182-01-002 004843 STUART DEVELOPMENT OF ASPEN L WRIGHT GARY A C/O 201 N MILL ST STE 106 iASPEN CO 81611- 2737-074-00-020 004124 SUNNYBROOK COLORADO INC EDWARDS JOSEPH E 11[ 502 MAIN ST STE 201 'CARBONDALE CO 81623- 2737-182-02-005 000295 TAYLOR JIM PO BOX 10205 ASPEN CO 81612- 2737-073-00-038 004489 TRETTIN HENRY TRETTIN LANA 1299 OCEAN AVE C/O GOODFRIEN SANTA MONICA CA 90401- 2737-073-52-853 014174 TRUEMAN LOT 3 CITY OF ASPEN 130 S. GALENA ST. ASPEN, CO 81611- 2737-073-49-002 008720 VARE EDWIN C VARE DARLENE DE SEDLE 22 WILDROSE AVE GUILFORD CT 06437- 2737-182-05-012 010519 VICENZI: GEORGE A. PO BOX 2238 ASPEN CO 81612- 2737-073-00-039 005537 WEISMAND FAMILY LIMITED PARTNE WEISMAN ENTERPRISES C/O 2626 W LAKE AVE MINNEAPOLIS MN 55416- 2737-073-79-001 014806 WHIPPLE RALPH U WHIPPLE LYNNE C AS JT TENANTS 855 GIBSON AVE rASPEN CO 81611- 2737-182-03-019 008094 WILSON, DAVID S. ROUTE 5 BOX 305 }MONETA VA 24121- 2737-182-02-002 000570 WOLFSON, ROBERT L. JR. TRUST UNDER WILL 2345 GRAND BLVD KANSAS CITY MO 64108-2684 2737-182-03-015 008088 WOODS GEORGE B TRUST WOODS GEORGE B AS TRUSTEE PO BOX 1046 ASPEN CO 81612-1046 2737-182-03-023 008091 WOODS, ELIZABETH A. TRUST WOODS, ELIZABETH A. AS TRUSTEE 2234 GULFSHORE BLVD N APT I-1 NAPLES FL 33940- MEMORANDUM TO: Aspen Historic Preservation Commission -A FROM: Amy Guthrie, Historic Preservation Officei RE: 420 W. Francis Street- Conceptual & Final, partial demolition, Ordinance #30, Public Hearing DATE: December 17, 1997 SUMMARY: The property is a designated landmark, and contains a historic house and an outbuilding/accessory unit which is not considered historically significant. The applicant originally proposed minor changes to the living unit and the addition of a garage stall on the west side of the outbuilding. It appeared through the review process that the proposal was likely to have some negative impacts on large trees which surround the area. As a result, the project has been redesigned. The applicant now proposes to demolish the existing outbuilding, except for a storage shed, and to build a new two car garage with an accessory dwelling unit above. Staff recommends approval as proposed. Please note that Conceptual and Final review have been combined into one meeting for this case since HPC has reviewed the design in a worksession and because of the quality ofthe proposal. APPLICANT: Barry and Ellen Halprin. LOCATION: 420 W. Francis Street. ZONING: R-6 Significant Development PROJECT SUMMARY AND REVIEW PROCESS: All development involving historic landmarks, or within an "H," Historic Overlay District 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 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 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 new building retains essentially the same footprint as the existing structure. Impacts to the surrounding trees have been avoided. The proposed building is architecturally compatible with the existing house and uses identical materials. Staff finds that it is very well designed and will contribute to the character of the alley. The applicant is to be commended for redesigning the project to avoid impacts to the trees and for voluntarily providing an accessory dwelling unit. In terms of dimensional requirements, the applicant proposes to retain a non-conforming shed on the west side of the garage. This non-conformity may be maintained as long as it is not increased. A variance is needed on the rear yard setback. Although the existing structure sits on the rear lot line, it is being demolished and a variance must be granted to replace the building in the same location. Staff is in favor ofthis variance. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Response: "Cottage-Infill" housing is typical ofthe West End and encouraged. Also, the applicant is providing on-site parking spaces which have not been present before. 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 does not impact the historic significance of the parcel. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. 2 Response: The garage is detached from the historic house and is architecturally compatible with it, therefore the integrity ofthat structure is not diminished. PARTIAL DEMOLITION Section 26.72.020, Demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation. No partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen,, shall be permitted unless the partial demolition is approved by the HPC because it meets the applicable standards of Section 26.72.020(C). For the purposes of this section, "partial demolition" shall mean the razing of a portion of any structure on an inventoried parcel or the total razing of any structure on an inventoried parcel which does not contribute to the historic significance of that parcel. NOTE:Demolition of an outbuilding is reviewed as a partial demolition. 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance ofthe parcel. Response: The applicant proposes to demolish an outbuilding which is not considered historically significant. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: The outbuilding is not historic. B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: The structure which replaces the outbuilding is architecturally compatible with the house. Ordinance #30 Staff finds that Ordinance #30 has been met by the proposal. 3 V ALTERNATIVES: The HPC may consider any ofthe following alternatives: 1) Approve the Development application as submitted. 2) Approve the Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Development approval finding that the application does not meet the Development Review Standards. Recommendation and Recommended Motion: "I move to approve the application for Conceptual and Final Review, Partial Demolition, and Ordinance #30 for 420 W. Francis Street as submitted on December 17, 1997." 4 A 4. 1 . . 4,Â· b, . .VÂ¥ k F. . 638 - .41 . 7 \ County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26.52.060 (E) 0 ~, ,,LIM 66 beAA Af , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to all owners of property with three hundred (300) feet of the sub ject property, as indicated on the attached list, on the ~ 4['day of 000 , 194 (which is ,~ days prior to the public hearing date of |*-| I 7 ). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the 4* day of (706 , 199~ (Must be posted for at least ten (10) full days before tile hearing date). A photograph @%2 posted sign is attached hereto. -5*ituf' (Attach photograph here) /Sigrfed before me this i (O day V bel 9 rrbe< ,1991by Â»Flt> Â¥Â· COL..0~0*~3 WITNESS MY HAND AND OFFIQIAL SEAL My commission expires: U i 1 10-dot . 1 1 n B Fy\ 02'r,0 l I EXHIBIT Notary i'%1 714 . Co--e 31 -- V *47*1 -7 Notary Fublic's Signature 300' Radi ist for 420 W. Francis 29-Oct-97 Parcel Number Schedule Number Owner Name Name 2 / Address 1 Address 2 City State Zip Code 2735-124-24-001 R000919 318 FOURTH ST LTD 2425 BROAD ST HOUSTON TX 77087- 2735-124-10-006 R001445 518 W FRANCIS LPA COLORADO LIMITED PARTNERSHIP PO BOX 76657 ATLANTA GA 30328- 2735-124-12-002 R000385 ADLER SAMUEL I AND BERNYCE UNITS C1205 AND C1207 3 GROVE ISLE DR MIAMI FL 33133- 2735-124-14-004 R000314 ALLEN ROBERT H ALLEN JUDY LEY 4545 POST OAK PL STE 251 HOUSTON TX 77027- 2735-124-25-011 R009557 BLAICH ROBERT I BLAICH JANET S 319 N FOURTH ST ASPEN CO 81611- 2735-124-10003 R001032 CROWN-TAPPER PATRICIA 5 POLO CLUB DR DENVER CO 80209- 2735-124-13-004 R001291 CUNDILL JOAN REED 432 W FRANCIS ST ASPEN CO 81611- 2735-124-25-002 R001099 DIKEOU LUCY SHARP 25 POLO CLUB CIH DENVER CO 80209- 2735-124-24-004 R000857 EPPLER KLAUS TRUSTEE PROSKAUER ROSE GOETZ & MEND 2255 GLADES ROAD #340 W BOCA RATON FL 33431- 2735-124-24-010 R009399 EVANS HUGH H JR EVANS LYNN LOCKIE 1741 OLD RANCH RD LOS ANGELES CA 90049- 2735-124-13-006 R000330 FIVE CONTINENTS ASPEN REAL-TY EDWARDS JOSEPH 111 C/O 502 MAIN ST STE 201 CARBONDALE CO 81623- 2735-124-24-007 R000989 GALLANT MARILYN 617 VINE ST STE 1430 CINCINNATI OH 45202- 2735-124-10-007 R000527 GELL-MANN MURRAY 70% GRAY HARRY & SHIRLEY TRUST 30 1399 HYDE PARK RD SANTA FE NM 87501- 2735-124-25-006 R000542 GLENN SALLY RAE 504 W HALLAM AVE ASPEN CO 81611- 2735-124-24-006 R001113 GORDON STEVEN CRAIG 520 S LAFAYETTE PARK PLACE #31 LOS ANGELES CA 90057- 2735-124-2+005 R001345 HALLAM LLC COLORADO LIMITED LIABILITY CO 434 W HALLAM ST ASPEN CO 81611- 2735-124-13-005 R000248 HALPERIN ELLEN & BARRY 6883 QUEENFERRY CIR BOCA RATON FL 33496- 2735-124-13-001 R000297 HOFFMASTER THOMAS J 437 W SMUGGLER ST ASPEN CO 81611- 2735-124-13-002 R000275 HOFFMASTER THOMAS J & CAYE C 50% 437 W SMUGGLER ST ASPEN CO 81611- 2735-124-10-002 R001322 KENDALL RICHARD BECKER KENDALL LISA SEE 530 TIGERTAIL RD LOS ANGELES CA 90049- 2735-124-25-007 R008762 KEY R BRILL KEY ELIZABETH R 506 W HALLAM ST ASPEN CO 81611- 2735-124-12-003 R000747 KIENAST CHRISTIE A 406 W SMUGGLER ST ASPEN CO 81611- 2735-124-14-005 R000196 KOHNER ELLEN P HUNT ELLEN CO PO BOX 8770 ASPEN CO 81612- 2735-124-14-001 R001465 MC MAHAN JAMES A MC MAHAN JACQUELINE 2 OAKMONT DR LOS ANGELES CA 90049- 2735-124-24-002 R001085 NEISSER JUDITH E REVOCABLE TRUST 132 E DELAWARE APT 6201 CHICAGO IL 60611- 2735-124-14-002 R000995 NICOLA BETTY B UND 1/4 INT LUBCHENCO NANCY N AND 621 17TH ST #1215 DENVER CO 80293- 2735-124-12-004 R001171 PERLMAN ITZHAK PERLMAN TOBY 21 W 70TH ST NEW YORK NY 10023- 2735-124-23-005 R001116 PETERS FRANK E PO BOX 9698 ASPEN CO 81612- 2735-124-25-012 R009558 REED CAROL PO BOX 2472 ASPEN CO 81612- 2735-124-23-002 R001195 RH ASPEN LLC C/O GARFIELD & HECHT 601 E HYMAN AVE ASPEN CO 81611- 2735-124-23-001 R001169 Â°rHLOFFER BRUNHILDE P PO BOX 941 ASPEN CO 81612- 2735-124-04-006 R001072 SFP 1996 PERSONAL RESIDENT TRUST 1/2 IN 3722 WICKERSHAM HOUSTON TX 77027- 2735-124-24-003 R000941 TEAGUE LEWIS TRUSTEE OF THE LEWIS TEAGUE TRUST C/O 4605 LANKERSHIM BLVD STE 32 NORTH HOLLYWOOD CA 91602- 2735-124-12-001 R001315 THALBERG KATHARINE 434 W SMUGGLER ST ASPEN CO 81611- 2735-124-24-008 R001233 THE NEST LLC COLORADO LTD LIABILITY COMPAN 620 E HYMAN AVE ASPEN CO 81611- 2735-124-95-001 R012170 WALTON S ROBSON WALTON CAROLYN F 125 W CENTRAL #218 BENTONVILLE AR 72712- 2735-124-15-001 R000074 WELTERS ANTHONY WELTERS BEATRICE WILKINSON A 919 SAIGON RD MC LEAN VA 22101- 2735-124-95-002 R012171 WRIGHT STEWART REX WRIGHT EMILY GRAHAM 111 SIERRA VISTA REDLANDS CA 92373- 1 COLOMBO INTERNATIONAL, INC. 520 E. COOPER ASPEN, CO 81611 TEL: 970 925-7806 FAX: 970 925-3972 420 West Francis Aspen Historical Preservation Commission Conceptual HPC Final HPC Applicant Barry Halprin 420 West Francis Aspen, Colorado presented to: CITY OF ASPEN COMMUNITY DEVELOPMENT ASPEN HISTORICAL PRESERVATION COMMISSION 130 S. Galena St. Aspen, Colorado 81611 COLOMD O INTERNATIONAL, INC. 520 E. COOPER ASPEN, CO 81611 "I= TEL: 970 925-7806 FAX: 970 925-3972 Project Information Halperin Accessory Dwelling Unit 420 West Francis Aspen, Colorado Project Description Regarding the Halprin Accessory Dwelling Unit, we are proposing to retain the existing Shed to the West. This will not impact the existing trees on the neighbors property to the West. We will convert the existing Residentual Unit to a Garage. In order to provide adequate interior space we will need to expand the East wall 2'-6". 0 The existing 5'-0" x 12'-00 Bay Window on the South side is going to be remodeled into the new Entry/ Stair. These functions require a space 6'-6" x 14'-0"as shown on the Plan. The slight expansion required moves the South wall 1'-60 further into the Halperin lawn. We are adding a 500 SF Upper Level A. D. U. Unit. The maximum height of the proposed addition will be 17'-0" at the Roof 1/3 point. The existing mature trees in the East yard will not be impacted. COL OMB O INTERNATIONAL, INC. 520 E. COOPER ASPEN, CO 81611 I TEL: 970 925-7806 FAX: 970 925-3972 HALPERIN ACCESSORY DWELLING UNIT 420 WEST FRANCIS ASPEN, COLORADO NEIGHBORHOOD CONTEXT This proposed Remodel of the Halperin Accessory Building promotes the charactor of the West End Alleys. The existing acessory building is one of twelve present in this blocks alley. The A.A.C.P. encourages this type of development. Off street Parking accessed off the alleys is noted with the high emphasis and voluntary Accessory Dwelling Units add to the Cities rental inventory. This Project provides two off street Parking spaces that are currently unavailable. Specifically this Project responds to concern regarding the existing mature tree on the West neighbors property. There are also existing mature trees on this property to the East. This Project impacts none of these trees. In detail, the Project incorporates the existing shed into the proposed building. The existing Accessory Building is remodeled by converting the existing Rental Unit into a Garage and adding an Upper Level Accessory Dwelling Unit. The Design is accomplished using a cross gable 8/12 pitched roof with shingles to match those of the existing Main House on the Property. The maximum height of this addition will be 17'-0" at the roof 1/3 point. The exterior wall finish is proposed to be 6" horizontal redwood clapboard to match the Main House. The Windows will be wood double hung units to match the Main House. Overall, this Project adds several important elements to the neighborhood while imposing minimal impact at the alley. P ATTACHMENT 1 LAND USE APPUCATION FORM 1. Project name tbAk'WIN Fiâ‚¬10@100 Z Project location Â¢04 W . FF+1915 4-F '605 f 01.1 , cd:'66'ADed, (indicate street address, lot and black numberor metes and bounds description) 3. Present zoning 8.-6, 4. Lot size 6,00 Sr 5. ApplicarÂ» name. address and phone number *Ff* #118,1 J4A1, 1*114 110 - 6-44, I*71 8 6. Representatives name, address, and phene number ~ 4910Â¢*re# INCERÂ·IN,gNAk. INO 61.0 62 :36'f@A â€¢*W 1-rE */G A+FFH , 4#14 F+120 +16,11 7. T#e of application (check ail that apply): Conditional Use Conceptual SPA X' Conceptuai HPC Special Review Final SPA - * Final HPC 8040 Greenline . Conceptual PUD Minor HPC Stream Margin Final PUD Reiccation HP C Subaivision Text/Map Amend. Histcric LandmarK GMQS ailorment ~ GMQS exempticn Demc/Parrial Demo View P!ane Condominiumization Design Review Lct SoliULot Line - Appeal Committee - Adjusunent 4 . 8. Description of existing uses (number and type cf existing structures. approximate sq. ft., number of bedrooms. any previous agoravals granted to the property) 80 f/46- 48+19 6%16*Â·19-[10,1, U,g>@i 0 9. Description of develcoment application â‚¬*F171949 144, 0%19TIMA U+111* ApH>/#FrbÂ·,7.'rb dth'"18' A.Np Uff~f- la/#1- 06111;f FOIL Wee K 04 A, 9, U . 10. Have you completed and attached the following? 4 Attachment 1- Land use application form 1/ Attachment 2- Dimensional requirements form . 4 Response to Attachment 3 4 Response to Attachments 4 and 5 lllllll.t ATTACHMENT 2 MO DIMENSIONAL REQUIREMENTS FORM Applicant *ASÂ« 4 gua-1 41401 H Address: 420 K. f~+1019 Â«11 Zane district 0-49 Lot size: 62141 #F E<isting FAR: _66 67 4% Allowable FAR: 24 to Â¢F Proposed FAR: 30648 4/ Existing net leasable (commercal): NAÂ· Proposed net leasable (commercial): HA ExisIing % of site coverage: 45.90 - . Prcocsed 9,6 of site coverage: 46Â¢4 Existing % of open space: .*ap. Prccased % of open space: 99-40 Existing maximum heign[ Plncical tider *4 | Accescr'/ Clac: 11 - ~3 Prcocsed max. height Princical bicic: 06' Accesscr, bida: 17 P=eased 36 of cemcilticrl: 2,6 % OF '0,6996%-10 014Â¥1. Existing number of bedrccms: s P=.csed number of becrccms: 416 Existing on-site parking spaces: N#NE, Cn-site parking soacas recuired: 1X 0 Sertacks Exisiing: Minimum required: Prcocsed: i 1 Frcru: 0.4 FrcnE 10 Frcrit 16Â· G Rear - : Rean I o Rear: ' Cartlcirlec Combined Ccmtined Frcnt/rear: 10.6 Ffant/rear: 50 Fron#rear: 16-12' Side: -0 Sice: 4 Sice: , Side: 9.4' Side: 9 Side: 01. G ' Combined i , Combined Combined Sides: 1.6 - Sides: 1 9 Sides: 9.0 ' Existing nanconformities or encrcachments: +21.1 12~â€¢g 4 410Â·raeo 01Â£>19Â»41 M EN;[4 Variaticns requested: 6'NliNLI#fiâ€¢H .4 1290" %9+144;lor|- 13 FW'# 461' *IC - (HPC has the ability to vary the following requirements: setbacks. distance between buildings. FAR bonus of up to 500 sql site coverage variance up to 5%. height variations underlie cottage infill program. parking waivefs kir residential uses in the R-6, R-15, RMF, CC. and O 0 zone districts) I .I ' L \ 1 * .... 9 \00- (\ % -, 2 ..I- -- , Stlver - h 83 / .45% -4 . 842%/,-~-> N. ''/iÂ¢. - ceh.A. 47- *Al\.\3 . .etgr-Â°9 92% \ 016 1,9,\23*d ,/1 Rd , , ----- , 0 -77 i e :...> 549\ f~ Ct .Al . ./ i f AN Sierl, 10. '< ' 7 / 1 1 /56 ,-043~...41 Asoen Hunter 0 .0/ CJ'~-0~ 1 - ~b tnertute 5 . f Â·.34 m 1/ IR 3 11 pi 8041 . d' o uusâ€¢C lot Tent Wood Duck Le ~4 ' b . 5.Il I - 4 6 \ 9 Cs li Gltles le St it C /31 t--- Pe rt Ct 1. . 3 .4 Go,I CÂ®ise 1/\ 2 f Â¥69-- '/ 75 ' 4 01 \ VIne St : 4& 11'A- U 2 56 \ .16 % 0/ 4 4 5 H nam St 0 Race f 1/ . 60 ~46/~SA- ~~ - 3/ N & 4 8, 0 44 nn -Creek ild > g;; ,-â‚¬,mi" / 84 St 4 N. 233 I Qjj n cli 2771.. - -.... 4.64 6 P j 9 l ' 1/ D :Â®*. \M \09 / 4 pk 82 $ te tl R /2 -~Q .1 , 4 2 . Hok,4 4 e , 20 k,â€ž 4.. 29 4(./ / .w L 7 if a 1 - . 0., / 4 2 2 ~ s."or k, 1 , 4) 0-Han, 044-4 i"en St 9,1. Mixid Z 1 1 /64 / \18. 7 Li> C 04 4 & ...4 .....42 -----, 11 8.1 X rtlin.ose P.4,1 --7 ffl~ )ki> , 80 * 4 434 ' ~ i 9/5 8 G#&44 erÂ·, 034&41':Sk d e. Jua St r v . ,ba, 12 *St 4 2 2 Â£ Man 2- 0#P 4Â«--r-Je, .i , P 2.- 6, E 4 0 larksp,- Iâ€ž . ',4 G" rt na n P 4, t ti SuA,m# St 4 8 - Â· PROJECT SITE . -3 1 Â£ . Â· m ,#K Ae n Grove fps M 2 .' . ./ 1 44Â» 4 -, vt WeItvteW ~ 4.4,1 I i. t . 904 .4- -1 :1 ' ,~ 1 9 9cs 1 82 VICINITY MAP 4 . 3.0 '07 on pei laurel Of *Wot L,urel 9 0 44/ 0 61 ~ US 0 00 8Â·N 9 4 /11 I 1 105 N 01 11,9.2 \9 0 0% .,) 1 7 01 11 . 1 ;5;N 0 + g t'tAN '/ I/#\ 3 0 0 V-11--r 0 4 -0 1 18 --Â·fl r .. 4 0 0 1 1, - 0 1 De 44 -â‚¬. BL 0 El 9 -2 0 11 0 , 0 6- U - L ~-11 '1; blit, 4 :1 Jil/11 . 0 0 S 11- - - LII 1, 1 . * 4 ; F-1 '.t 1 0 ld. B & , 1 11 2 ' ,l *, ~ + , 0 0 L " -1 / 6 1 It --F 16[-2 8 0 116 0 , i LI:~ -1 'l k 31/-â€¢ 1- a r-~~1 6 (L of N n,1 /1 10 P 0 02- u - : 1 11 J 11 N ' 3.Wt 0 11 -- 0 . 0 0 77- 11 0 1 g / tr- -O 116\ / 7'L. i. 0 41,g 4 01,1 11 # a 1 -- - /1- 1,1 2/1,1- 8 1 X lu I L * " a -r. - 1 /0,1 -2 1 1 1 /1 11 L-0 VA A 11 / P/\ k~~--7 019 005 *- 1 2/, 0/+ I OOP 11 .. 114 11 '## 04 1- tls 03 iflt' N 9 34 , 9 th . 1. . 6. f: . 11 ilig toy 1 ,/P .AL . %0443'tit~~ ~~ 94'34~/r/4 . **UN*1\92 I. 1. 9 . . .. .. 42 - . .44: ....gue . .. j ABBREVATIONS MATERIALS SYMBOLS LEGEND SHEET INDEX ABOVE F.SIED FLOCR AFf. ACOUSTICAL CEING TILE ACT ~ SECTION NUICER Nt'BE: EARTH MASONRY WOOD Bul.Dele ' ~MEr ' ..z:rtz BEAM B~ BEARNG BR{1 . I lit .lillik -#. 00 E . 0' Al BLOCK]NG BLKe. BOTTOM Eâ„¢ ,- BOTTOM OF FOOT,Ne B.F. BUILDQNG BLDG. UNDISTURBED CONC. BLOCK S~DWALL 31 iCE'ING MAIN Â·_EVEL UG UN Am Err OmER E.0. ~SECTIONNUIÂ®01 12 ECS-ING .PPER .EVE! f :CA :LAN 0 WALL F &!R CABNET CABL c~ 13 EX;WING 109 "LJOR PLAN CENTERUPE CL COWIC TILE C.T. 1... .1 F~ SECTION 2 =91 CEAAMIC WALL TIE C.W.T. COLU- COL - 44 PROPOSED MON LEVEL FLJOR PLAN CONCRETE CONC COMMECTION COPel GRAVE- BRICK ROUGH D-â€¢ 35 DRCPOSED UPPER LEVEL 4.JCA PLAN 46 PrCPOSED ADU 'LOOR PLAN - CDO CONTINUOUS CONT. A .â€¢ 6-1- DETAIL 4.1 :CCPOSED ADU; GARAGE :LER PLAN 8 5 DETAn. DlL DOUBLE Dal , 8Â£(11014 2/41 4.2 DROPOSED ADU UPPER FLCOA PLAN Allieli ~03 1-------1 i- 1 ' 1 - ~-~ : Al NORTH & SOUTH ELEVATIONS ZE EACH WAYEW. SEVAnON EL or ElEV. If *E EXosme EXM 1,(TER,OR eXT. 8ACKFU STONE BLOCKING -ogrAL,aÂ»#3ER AB EAST & WEST ELEVATIONS DETAL 19 ACU ELEVATIONS (PROPOSED) FLOORRA FOOTING Fra. FOUIDATION FIC. tz-ad Migimm PAW \OL=-e8 A9.2 PQOPOSED ADU ELEVATIONS ~ REFERENCE 19.1 PROPOSED JOU ELEVATIONS 0< MUGE GA GUE LAM Q.L GYPSUM WN-LBOARD G.W.B. SAND ASPHALT FINISH A!0 EXISTING ACCESSORY UNIT ELEVATIONS immfÂ¢ Eli. â€¢b FIRST.00. 411 SECTIONS & DETAILS HORmONTAL Holmt , 61.100.0, A!2 INTERIOR ELEVATIONS HOTWATER IEATBUÂ·lw. 414 INTERIOR ELEVATIONS i '55, ,;~''i A13 iNTERIOR ELEVATIONS WORMATION INFORM. INSUATION Â»48UL CONCRETE MYW0O0 DOOR SYMBOL ~ *far Nt. FINISHES INSULATION MISC. SETNO. 8ET TYPE j ~~~~~I~la'~t~T. UVELOAD U ke=::4 15- M=SM '.1.Â®OWS,n-01. ~ MOTINOONâ„¢AMIUA GYPSUM BOARD BLANKET NEW WOOD WALL 1 - CONSTRUCTION IN'IERiOR OPP=TE OPP. 4<E> EL MARK PAJNTED PTl. PEÂ¥ORATED PEN. t.Â»Â»....:1 11 T PLATE PL PLY-DOD PLYWD. mOPERTY t.012 PL PLASTER RED -/911*. REQUIRED Real METAL Ne,m,ARROW ~~ RESUBITRESL REVBED REVÂ· 0771 1 1 ==11Â® 91â‚¬Er METAL SAL 8-l.AR SOL f SQUAN FOOT &.P. STANIh~RI> 87:1 CERAMIC slem.8811. ROOM tanmER E~E--1 necK not 1 1 1 1 TOP OF LEDGE T.OL TOP OF WALL T.O.W. teaffÂ¢*fl NEW CONTOURS TOP OF STEEL T.01 TOWEL BAR TA TRANSVERGE TRANSÂ¥. TYPICAL TrP. STONE 1 =STINE ulÂ«Ess OnÂ·SrMSE NOTED U.ON. .-Ull UUMO VERFY#4 FEDV.LF. VERTICAL VERT. SMOKE DETECTOR ~ VINYL WALL FANIC V.WA STAIRS 8â„¢SOL I ~ 9.1. WAIERPROOFWP. WATER RESISTANT WA Fe- WINDOW *110. WirH W / WOOD WD. GENERAL NOTES PROJECT DESCRIPTION ZONING ANALYSIS 1.%41~ALL FLOOR AREA CALCULATIONS -I.---'-SHall 01-- 10.INNUM DISTANCE BETWEEN 8U1,DINGS ZTHECONTRACTORSHALLOERESPONSSLEFORTMEACCtAVM!PlACEMENTOPALLIEN SITE 6000 5.F. FWIEDN- DENSITY RESCENTIAL ONTHI LOTÂ£ FT CONS,Ruc-,1011-}E srrE MAX.ALLOWeE F.A.R .------3240 S.F. 2101 Sin:/000&9. 11/emON OPEN SPACE: NO REQUIREIENT 8.THE CONmACT]A 81,ALLVE,IFY ALL DIMENSION@ AlÂ® GrIE CotÂ®mONS BEFORE STARTING EXISTING F.A.R. 2611.25 S.F WORK SHOIRDA DISCREPANCYAPPEAMINIHECONTRACTDOCUI,lem. ORBETWEEN 11{E aPelliTYED UsEs: 12.EXTERNAL FLOOR AFEARATIO(F.AJO CONTRACTDOCUWNÂ·rs AlÂ«>eaSTINGCOND,nONS.NOTIPY,ImARCHITECT ATONCEFOR TOTAL AREA OF DECKS----389.61 5.F (981Â£ DATE apETActÂ«ED REStoellvt Emal.IÂ«a INSTRUCTION ON HOW TO PROCEED. TO *AOCES@ORY DWELUNG UNITS: (15% OF 3240 S.F.=486 S.F THERECIE DECKS EXEMPT) c. 11EAS,â€¢91 Pt.*Nma OmECTOR/teDÂ«â„¢~NED 4.SHOULD A COP,UCT OCCLE IN OR BETWEEN DRAWINGS ANDSPECIFICATiONS. THE INLOTor=008/ ORGREATEA THAT EACH OF THE 81(GUE PAAmY RESIDENCEBIitY aPECIRCATI0N~1*1 TAKE PRECEDENCE, UNCESS A WRITTEN DECISION FROM THE AFC,mECT TOTAL AREA OF GARAGE---425.5 3.F HAVE AN Al.U VAICH Wn.L SE DEED REITFICTED HABBEEMOSTANED WHICIDESCREEBACLAIMACATKÂ»IORALTE,VIATEMETHODAND/OR 4J-NUN LOTS.E~008.F. UNDER TIC ROA-@ FOFIC HOUSINe AU,HO-'f. 1*<TEâ€¢ALA (250 S.F. EXEMPT 175 5 SF x .5.87 75 51 ACCORDIaY.EACH RENDENCE W,1.01 ALLOWED Umal,1.U LOTARIZA PEER t,mal-ING UNIT: 90,4US FAR FOR sof OP THEAD.U GROSS AAEA 4.THECONTRACTORSHALL CONFUE )1184â‚¬ROPERAnONSONTHES,TETO AREAS PER-TTED BY MAIN LEVEL %0/ ENTRY------91 SF UP TO A MAX]MUMOF EN OF PER UMT THE HOMEa,NEm ASSOCIATION. TWO DETACHED OWEU.,139,4000 9.FANIT UPPER LEVEL A.O.U UNIT------516.5 9 18.BARAGES: S.THE.108 8112 SHALL BEE 14*dNTAINED IN A CLEA,4 ORDERLY COPENTION.FREE Of DEBFUS AND SM!,Mt-mo-&REARYARD: AGARAGEOFUPTOODSFISALLOWEDPEROWEULN@ UTTER, A,0 8,~UNOT BE UNREAGONABLY efolamERED VMTH ANY MATERALS OR EQUIPMENT. EXISTING MAIN 110USE--------2373 SF FOR PROICIPAL &,LDINBS:30 FT. TOTAL. ~m~W~~~O#NFACOUNre EACH QUEMONTRACTOR !10,{EDIATELYON COMPLETION OFEACH PMAGE OF HIWHER WORKSHALL MINA 10 FT. 1,N~ M EACH S,De REMOVE ALLTRASH A,Â«, DIZBFUS LEBIA.TNG FROM HIWEA OPERATION. :21=:ry:=5:22~Ini- 7,04!MIN SIDEYARD: FALLMATERIALS STOREDON THE SITE SHALL BE PROPERLY STACKED AND PROTECTED TO PREVENT NEW F.A.R. 3068.3 S F 1*Frall 80Â§MIL DAMAGEANDOETE,Â¥ORATION. FAUJRETOPROTECTMATERIALS-MBEGAUSIFORREJECTION OFÂ¥*CRIC SHEETTILE LIA-,IM SITE COVERAGE: TITLE SHEET 8.THECONTRACTORSHAUDOAUCUTTING. FITTENa. OR PATCâ€¢ENQOF,Â·08/HERWORKTHATMAY SE REQUIRED TO MAKE ITS BEVERAL PARTS m TOGETHER PROPERLY AND GHALL NOT ENDANGER ANY Joe /Â«Amm airm &279 vi. IN EXECUTION 0/WORK SHALL BEE DOPEWTTH APFUCABLE MA,ERTIALS 80 THAT SUFFACES OATE 09-16-97 9.liA)02*UM HEIGHT: OTHERWORK BY CUTT,Na. EXCAVATINa. OR OTIUm:SCALTERING TIETOTALWOIKOR ANY PART PROJECT INFORMATION 1715-97R OF n. ALL PATCHMa. REPAIREIG. OR REFUette OFMATERIALSAND SURFACE@ CUT OR DAMABED REMACEDÂ¥AU â€¢ HALPERIN RESIDENCE 9.NOPORTIONOF 420 W.FRANCIS STREET DI.V. BY . ALLBUCH ASPEN,COLORADO FEÂ¥:moNFEGORD RPRONS OFTHEWORKSHALLOEINACOCRI~ANCE'"HREVICAEDSHOPORAWUNGSAND SAI~LCS. NO. CIWOE DATE W OWNERS. BARRY & ELLEN HALPERIN ~ 10.DamNSIONS: PHONE: (970)54+1793 IJALLDLNENSIONS SHULTAKE PRIECEMENCEOVER GCALEOPDRAWING ~ t)ALL 0042NBIONS A< TO FACE OF STUD UÂ»UGS GTHERWISE 8PECtFUED 4Â©En.re 118*Hr DI,fENSIONS ARE FROM RNISH FLOOR GLA@ T O FACE oF FNSH CSI NG DESIGNER/CONTRACTOR: Â¥ MATERIAL UNLESBOTHE-BESPEIFIED COLOMBO INTERNATIONAL >T- 11.CONTRACTORTO PROWDEALLNECESSARY DI.OCIaNG. 8ACKING. AfÂ® FRAAING FOR UGHT 520 E COOPER ST Fom,RES, a..ECTRCAL le,ITS. AA EQUIPMENTRECIESSED ITEMS. AND ALLOTHER ITEMS SUrTE #205 - FIEct'IFNED. ASPEN, CO. 81611 00-ENT' 12.WI'le:ELARGER STUDSOR FlmRING ATE RmUIREEDTOCOVERPPWINGANDOONOUTâ„¢.TME PHONE: (970)925 - 7806 LARGal STLE, 828 ORFT/tRINGSHAUEXTe(DTIEFULLSURPACEOFTMEWAU.WIDâ„¢AND FAX: (970)925-3972 UENGTH WHERETHEFURFaNG OCCURS. No; 13.PROVÂ®E ALL ACCESS PANELS AS REQUREDBY GOVER-6 CODESTO ALL CONCEALED SPACES. .... VOIDS.ATTICS.EETC. VEFIFYTYPERmlimEDVATHARCHNECTPRIORTOINSTALLATION. ENGINEER: MAGGERT & ASSOCIATES INC. .... 580 MAIN ST. SUITE # 300 14.ALL FTNISH MATERIALS SHALL 615 821.ECTED BY THE OWNER. FUVISHEDAND INSTALLED BY CARBONDALE,CO. 81623 - UNUESS OTHERWISE NOTED. PHONE : (970)963-9643 i 1&ALLBEDROOUSANDBATHROOMSTOHAVESOU,Â®BATT INSUL,mONONAU.WN.La.CaJNGS â€¢ AlÂ®FLOORS. ' 0 SIONN 8d'IVH .... ......... ..... ......... R...... ............ .............. .............. ........... ..... ......... ....... ..... ......... r REMOVE WINDOWS AND REPLACE -n MATCH 551Â·la SETTYPE / EXISTING STYLE. SIZE & COLOR 30'-9" 1 1 1 - V. 10'41/2. 20'-41/2" / - 2 .1 f 4 : i 3 4 . 2 -1 1 1% ='r 6:6- :- 2 ! i 0223.903 40 , E WALLS --' 2 BEDROOM i |~1 KITCHEN 8% TOOL ,.1 . - â€¢â€¢Il 4 ~~ SHED Â¢ . i 00 i M SKI ........................6 -, <0 :Â·: ROOM Â·' 0 2 DARKROOM , Â·Â·2* A : co 20 .. ..21 6 1 ~ REMOVE WALLS 1 3 -& DOOR ' 40 E LIVINGROOM , ! - 1 4 1 N 'f \ â€¢06" 5'-0" 211 1/~" ~ 6'-6" 29 1/2' 906" 1 1 </ . f REPLACE WINDOWS TO MATCH EXISTING STYLE & COLOR A~FLOOR PLAN ADU FLOOR PLAN(EXISTING&DEMOLIT[ON) 1715-97R JOB *4(BER SCALE:1/1â€¢ 1'0' ..W / DATE 11-09-97 DRAWNSY REVISION RECOLU NO. CHANGE DATE A r . ' ."--A ' TO i 1. J 1]Vtj,Dle ' ,.,.,..., ..... aNÂ· >H.3313 F 'r., R0703 i ...... ........ ......... I. ....... ............ ........... M ..... ...... ................ 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NORTH ELEVATION (PROPOSED) SCALE 1.9- 1' 0' 1.7 TOP OF ROOF RIDGE TOPOPROOFRIDGE ~121'-6* ' 0121'-0- 12 ~A 120'-0" 8[3~Cnek,338 . NEW SHINGLES TO MATCH ~ EXISTING - //---eb TOP OF BEARING PLATE i. TOP OF BEARING PLATE - :/7 1 -4/ - 2XS WOOD FASCIA ~25~ -- 1) --1 0 115'- 6~ - r--lili -101 g- NEWWOODDOUBLEHUNGWINDOWS 115'-6- ISSUE DATEE TO TO MATCH MAIN HOUSE 6- REDWOOD CLAPBOARD TO MATCH MAIN HOUSE - - =~==IE TOP OF UPPER FLOOR , TOP OF UPPER FLOOR 0 0108'-6" . 1 108'-6 / EXISTING SHED NEW WOOD DOOR - &~E MH - NEWWOOD COLUMN SHEETTITLE AD.U. ELEVATIONS TOP OF GARAGE SLAB/ GRADE 0 1 1- -1- TOP OF GARAGE SLAB/ GRADE JOB NUMBER O 1716-97R 100'-0. ' 100'-0- DATE 12-1-97 DRAWN EY S.B. FEVISION RE XRD NO CHANGE DATE BY A\ A. D. U. SOUTH ELEVATION (PROPOSED) E SC.Â·.L.CM M 1' Cr & COMMENTS 9....1... ::::i:i i:i:i:i 133131S SIONVW=IM OD ........ ..... O'N3dSV ........ Â· i < Iop OF ROOF RIDGE 1 TOP OP ROOF RIDGE 121'-6" 12 s CP",AC38 1 121'-6" ------------- E-------------EPâ‚¬25Bb~7#. 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NEWWOOD DOORÂ»~ $ 1 NEW WOOD COLU,41,~ -8-2-m/ 6' REDWOOD CLAPBOARD TO MATCH MAIN HOUSE SEr TYPE SEr NO TOP OF GARAGE SLAB/ GRADE TOP OF GARAGE SLAB/ GRADE 100'-0- 100'-0" A.111.-EASLELEMAIIQN_(ERCEQSEW a. 1 . 1,9 TOP OF ROOF RIDGE i TOP OF ROOF RIDGE 4' 121'-6" i 121'-6" 1- 120'-0* 1 1 NEWSHINGLES TO MATCH EXISTING TOP OF BEARING PLATE TOP OF BEARING PLATE 7 115Â·-eâ€¢ 115'-6- 111%~UE DATE 8- REDWOOD CLAPBOARD TO TO MATCH MAIN HOUSE TOP OF UPPER FLOOR 2 X 12 HORIZONTAL WOOD TRIM TOP OF UPPER FLOOR EXISTING SHED SHEETTITLE AD. U. ELEVATIONS TOP OF GARAGE SLAB/ GRADE TOP OF GARAGE SLAB/ GRADE JOE NUMBER 1715-97R 9 100'-0- 100'-0' DATE 12-1-97 DRAWN BY REMSION F:ECRD NO CHANGE DATE BY 1 A-Q=U__WESLELEMAI]QN_(EBQEQSED) 3 4 SCALE:lM'- -1Â·-0. COMMENTS ...... MAgu A 133ELLS SIONVEIJM 00Â¥130100'N3dSV Ap. 04Â·Â·Â·Â·Â· ......... ............ i. f V A) - 9.-2/ MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Mitch Haas, City Planner TIIRU: Stan Clauson, Community Development Directoiu' Julie Ann Woods, Deputy Directo RE: 920 West Hallam Street, Conceptuaj' Review for on-site relocation, partial demolition, and Residential Design Review DATE: December 17, 1997 SIJMMARY: The applicant requests conceptual approval to relocate a designated landmark structure (final designation pending) on-site, to relocate an out-building off-site, and to engage in a partial demolition. The applicant is also requesting approval of a variance from the "Inflection" provision (Section 26.58.040(ID) of the Residential Design Standards. The subject property is currently zoned R-6, Medium-Density Residential and is located on the north side of West Hallam Street (on the Hwy. 82 section), between the Castle Creek bridge and 8th Street. The proposal calls for subdividing the 11,155 square foot parcel into two lots, the western of which . would be 7,055 square feet and the eastern lot would be 4,100 square feet. While the 7,055 square foot parcel would maintain its R-6 zoning, the proposal calls for rezoning the 4,100 square foot parcel to AH-1/PUD. The applicants' intention is to develop the AH-1/PUD parcel with a three- unit multi-family structure. As allowed for in the Land Use Code (Section 26.28.110(B)(1)), the three units would be comprised of one free market unit, one "Resident Occupied" unit, and one deed restricted category unit. Each of the three units would contain three bedrooms. The westerly 7,055 square foot R-6 parcel would hol~ the historic house and a new single family house to its west, which is a permitted use on historic landmark lots of greater than 6,000 square feet in the R.-6 zone district. The site in question currently contains three (3) separate structures. The principal structure is a two-bedroom single-family house containing approximately 990 square feet of floor area; it was built in 1888 and is a one-story, cross-gabled structure with a prominent bay window and decorative ornamentation on the front facade and porch. Next, the structure that is currently used as a garage was origilially used as a "section house" for housing workers of the Colorado Midland Railroad and was moved to this site in the early 1940's; it contains approximately 454 square feet of floor area. Lastly, the property contains a 231 square foot shed that was once used as a concession stand at the base of Aspen Mountain and was moved to this site in the late 1940's. The proposal calls for a partial demolition to the historic structure in order to remove a 1960's addition from its rear. The existing garage is proposed to be moved from the "AlI" parcel 1 .. to the "R-6" parcel. The shed is proposed to be moved off-site and back to the Aspen Mountain base area. This significant development proposal involving a potential designated historic landmark requires a conceptual development plan review and a final development plan review by the HPC; this is a two-step process requiring an appropriately noticed public hearing for conceptual review. The requested on-site relocation of the garage and partial demolition of the historic structure are one- step reviews (no conceptual review required). The final review by the HPC will not occur for some time due to the interceding reviews that must be conducted by the Planning and Zoning Commission and the City Council. That is, after the HPC reviews the conceptual design, on-site relocation and partial demolition, the proposal must go before the Planning and Zoning Commission for decisions on the requested Special Review and recommendations to Council on the Rezoning, Subdivision, and Conceptual/Final PUD requests. Also, the Growth Management Commission will need to make a recommendation to Council regarding the requested GMQS Exemption. Once the Growth Management Commission and the Planning and Zoning Commission have completed their reviews, City Council will have final review authority over the GMQS Exemption, Rezoning, Subdivision and Conceptual/Final PUD. Only after these steps have been successfully completed would the final review of the proposed significant development come back before the HPC. Although the HPC is normally empowered to approve variances from the dimensional requirements of an underlying zone district, the current case is different. As the proposal involves a requested rezoning to AH-1/PUD, it is required that all variances to dimensional requirements be determined through the PUD review and decided upon by City Council. At this time, the HPC is being asked to review the proposed relocation of the garage from the "ATI" site to the westerly 7,055 square foot, R-6 portion ofthe site, as well as the construction of three (3) residential units on the easterly 4,100 square foot, AH-1/PUD portion of the site. Also at this time, the applicant is requesting final approval of the proposed partial demolition of the historic house, and the off-site relocation of the shed, as well as a variance from the "Inflection" provision ofthe Residential Design Standards. The HPC is also being asked to review, at a later date, the renovation of the historic house and the design ofa new house to the west ofthe historic house. With regard to the proposed AH-1/PUD portion of the site, Community Development Department staff is recommending conceptual approval of the requested significant development involving an on-site relocation of the garage, a partial demolition of the historic house, the off-site relocation of the shed, and a variance from the Residential Design Standard's "Inflection" provision. With regard to the R-6 portion of the property, on the other hand, staff is recommending that the HPC table the conceptual review decision until the February 11, 1998 hearing in Order to allow time for the applicant to better represent what is proposed for that portion of the lot. Any conceptual approvals granted by the HPC will need to be contingent upon official landmark designation and approval of the rezoning, subdivision and PUD requests. 2 APPLICANT: Mr. Jake Vickery, represented by Mr. David Guthrie. LOCATION: 920 West Hallam Street; legally described as the east 1/2 ofLot M, all of Lots N, O and P, and a portion of Lot Q, Block 4, City and Townsite of Aspen. PROJECT SIJMMARY AND REVIEW PROCESS: All development involving an historic landmark must be reviewed in accordance with the provisions of Section 26.72.010 and Common Procedures, Chapter 26.52. The specific sections of the Municipal Code that are relevant to this review include Section 26.72.010(D), Review Standards for All Development Involving Historic Landmarks; 26.72.020(C), Standards for Review of Partial Demolition; 26.72.020(IE), Standards for Review of On-Site Relocation; and, Section 26.58.040, Residential Design Standards. In accordance with traditional practices of the HPC, off-site relocation of out-buildings are reviewed against Section 27.72.020(IE), Standards for Review of Partial Demolition. With regard to Section 26.58.040, this memo will include discussions on only those requirements that staffhas determined will not be met with the proposed plans. SECTION 26.72.010(D), REVIEW STANDARDS FOR ALL DEVELOPMENT INVOLVING HISTORIC LANDMARKS: This request must meet the four (4) standards stipulated in Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval; an analysis of the proposal with regard to these four applicable standards follows. 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 up to five (5) percent, HPC may grant such variances alter 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: To satisfactorily respond to the above criterion, it is necessary to first describe the subject parcel and the surrounding land uses. The subject property is located on the westerly edge of the West End neighborhood and is zoned R-6, Medium-Density Residential; it has been owned by the Skiff family since 1935, and both the garage and shed were moved onto the site by the family. East of and adjacent to the site, there is a larger multi-family building (Sagewood Condominiums) that is not architecturally interesting or compatible with the historic structure of the subject parcel. Highway 82 and the Aspen Villas Condominiums are situated to the south, and there are single family and duplex homes to the north and west. 3 ~ The proposal involves subdividing off a 4,100 square foot parcel on the east and rezoning it to Affordable Housing/Planned Unit Development (AH-1/PUD). While it is possible to complete an historic landmark lot split to create a total of three free market units and two to three accessory dwelling units on the site, the applicants explain that they would prefer to provide deed restricted housing units to help meet the community's need for housing for full-time working residents. Three units are proposed for the "AH" parcel. As proposed, the units would be in a townhome configuration due to the relatively small size of the lot as well as the desire to provide parking and some open space around the buildings. The height of the units would increase to thirty (30) feet at the rear (north side) of the lot in order to accommodate parking below the units. With their desire to create a compatible relationship between the ATI units and the historic house, the applicant feels that an integral element toward accomplishing this goal would involve blocking the westerly wall of the Sagewood Condominiums to foster the creation of a better architectural transition. The proposed design of the AH units is very simple in form, detailing and materials. The idea behind this relative simplicity is two-fold: first, to maintain compatibility through form with the historic structure without detracting attention from it; and, secondly to help maintain the ability to provide the units at affordable levels. These units would be comprised of one 1,700 square foot free market unit (plus basement), one 1,350 square foot resident occupied unit (plus basement), and one 1,350 square foot category unit (no basement). On the westerly 7,055 square foot parcel, the applicant seeks to minimally renovate the historic structure and to build another house to its west. Each of these houses would contain up to 1,700 ~ square feet of floor area. At this time, however, the "AH" parcel is the applicant's primary focus due to the longer review process associated with the affordable units; therefore, the applicant is not yet prepared to provide architecture for the proposed development of the R-6 parcel. Staff believes that the proposed architecture is compatible in general design, massing and volume, scale, and layout with the existing historic structure located on the parcel, as well as with development on adjacent parcels (See Exhibit A). While the applicants will be seeking variances from the height limits, rear yard setback and possibly both of the side yard setbacks, dimensional requirements in the AH-l/PUD zone district are to be established by City Council as part of the PUD review process. Similarly, the AH-1/PUD zone district allows for a floor:area ratio of 85% of 1.1:1, and up to 100% of this through Special Review; thus, to accommodate the requested floor area on the "AH" site, the applicant will need to request that the Planning and Zoning Commission approve the use of 98% of 1.1:1. Therefore, contrary to the language contained in the above cited criterion, the nature of this proposal requires that the HPC cannot officially grant these variances. 1. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 0 4 . Response: The proposal itself presents what might be viewed as a micro-image of the surrounding neighborhood. That is, the surrounding neighborhood is made up of a fairly well-balanced mixture of single-family, duplex and multi-family housing. The proposal calls for the development of one, three-unit multi-family structure and two single family homes, one of which is historically significant. Therefore, in staff' s opinion the proposed development reflects and is consistent with the character ofthe surrounding 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 adjacent parcels. Response: Since the garage and shed were moved to the site inthe 1940's, the historic significance of the site must be most closely associated with the house. The house should be considered significant as an example of a fairly unaltered historic resource. The proposal will protect these characteristics while improving the physical condition of the structure and removing a 1960's addition from its rear, thereby enhancing the structure's historic significance. While the proposed development of the remainder of the property could hold the potential of detracting from the open character that has been part of this property for some time, the applicant intends to respect this character to the extent possible by providing, as an example, gardens like those traditional to the site in front of the houses. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural character and integrity Of a designated historic structure or part thereof. Response: Minimal demolition is proposed and the project will not diminish or detract from the architectural character and integrity of the designated historic landmark. In fact, restoration efforts will be undertaken along with modest plans for additional space. As mentioned earlier, the adjacent buildings are being designed to be architecturally compatible with the historic structure. SECTION 26.72.020(C), STANDARDS FOR REVIEW OF PARTIAL DEMOLITION: The applicant is requesting approval of a partial demolition to remove a 1960's addition from the rear of the historic structure. Also, in accordance with traditional practices of the HPC, off-site relocation of out-buildings are reviewed against Section 27.72.020(E), Standards for Review of Partial Demolition. No approval for partial demolition shall be granted unless the HPC finds all of the following standards are met. 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: Minimal demolition is proposed. The area of the historic house that is proposed for demolition was built in the 1960's and does not contribute to the significance of the structure. It is approximately 250 square feet in size and, if anything, detracts from the structure's overall historic 5 .. significance. While the application states that 25% of the existing structure is proposed for demolition, it should be noted that all ofthis area is located toward the rear ofthe building. In response to the proposal to relocate the shed off of the site, the applicant has identified an opportunity to move the building back to the base of Aspen Mountain, where it served as a concession stand in the 1930's. Staff believes this proposed relocation represents an appropriate action. 2. Standard: The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significantfeatures and additions. Response: Only a limited amount of demolition will occur, at the rear of the structure, and the area that would be demolished is not significant or historic. The shed is not original to the site. b. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: The proposed design of the addition has not yet been submitted to the City, but the HPC will review the new addition to the historic house as part of the "Significant Developmenf' review. SECTION 26.72.020(E),STANDARDS FOR REVIEW OF ON-SITE RELOCATION: The applicant is seeking approval to relocate the existing garage structure from its present location on the "AH" portion of the site to the westerly, R-6 portion of the property. As currently situated, the garage structure encroaches into the alley right-of-way. No approval for on-site relocation shall be granted unless the HPC finds that the standards of Section 26.72.020(D)(2), (3), and (4) have been met. These standards read as follows: (2) Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation. Response: The location of the garage on the site is not truly relevant to the historic significance of the site since the garage is not original to the site in the first place. Thus, it would follow that the exact location of the garage on the site is not significant in relation to the historic integrity of the existing neighborhood and adjacent structures. The relocation will not diminish the historic integrity ofthe existing neighborhood or adjacent structures. (3) Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposedfor relocation. 6 Response: The applicant must submit a structural report for Final review, or prior to applying for a building permit. (4) Standard: A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: The exact location and treatment of the relocated garage will be reviewed by the HPC. The applicant will submit a bond or letter of credit prior to applying for a building permit. SECTION 26.58.040(E), RESIDENTIAL DESIGN STANDARDS, INFLECTION: Community Development Department staff reviewed the application (attached as Exhibit A) for compliance with the "Residential Design Standards." Staff found that the proposal is not in compliance with the "Inflection" standard, Section 26.58.040(ID, which reads as follows: If the street frontage of an adjacent structure is one (1) story in height for a distance of more than twelve (12) feet on the side facing a proposed building, then the adjacent portion of the proposed building must also be one (1) story in heightfor a distance of twelve (12) feet. It is the Planning Director's interpretation that this standard requires that, in those areas where the existing house is one (1) story, all adjacent portions of the proposed house must also be one (1) story for a distance of at least twelve (12) feet inward from that portion of the proposed structure closest to the shared lot line toward the opposite lot line. Before taking into account the design considerations, the standard under which the requested variance is sought must be pointed out. The applicant is seeking a variance from the "Residential Design Standards" pursuant to a finding by the HPC that the proposed variance is "clear/y necessary for reasons offairness related to unusual site specific constraints." In the submitted materials, the applicants explain that the units on the "AH" site can only be approximately twenty-eight (28) feet wide in order to provide a five (5) foot setback on each side, which is the absolute minimum allowed and is fairly standard for the surrounding neighborhood. The "Inflection" requirement would mandate that the proposed units be no more than one story in height for almost half of their width. Given the narrow nature of the lot, the applicants feel that the standard cannot be practically met. They feel that a variance is clearly necessary for reasons of fairness related to site specific constraints, namely the narrow nature of the lot. Staff agrees with the applicants' assertions and supports granting ofthe requested variance. ALTERNATIVES: The HPC may consider the staff recommendation (below), as well as any of the following alternatives: 7 1) Grant Conceptual approval to the Significant Development application as submitted; 2) Grant Conceptual approval to the Significant Development application with conditions to be met prior to Final approval; 3) Grant Conceptual approval to the Significant Development application with conditions to be met prior to issuance of a building permit; 4) Table action to a date certain in order to allow the applicant further time for restudy (specific recommendations should be offered); or, 5) Deny Conceptual approval to the Significant Development application as submitted, finding that the application does not meet the Development Review Standards. RECOMMENDATION: With regard to the R.-6 portion of the property, staff is recommending that the HPC table the conceptual review decision until the February 11, 1998 hearing in order to allow time for the applicant to better represent what is proposed for that portion ofthe lot. With regard to the proposed AlI-1/PUD portion of the site, Community Development Department staff is recommending the follows approvals: 1. The on-site relocation of the garage structure is granted approval, subject to the following conditions: a. The applicant must submit a structural report prior to applying for a building permit. b. The applicant must submit a relocation plan and bond prior to Final review or prior to applying for a building permit. c. If it is found that the structure is not capable of withstanding the physical impacts of relocation and re-siting, or the proposed relocation will not work for any reason, the applicant will have to bring the proposal back to the HPC for conceptual review. 2. The partial demolition of the Landmark Designated structure is approved as proposed by the applicant, and this includes approval to relocate the shed off-site to the base of Aspen Mountain. 'Nl. The general design, massing and volume, scale and site plan of this Significant Development, as proposed by the applicant, are granted Conceptual approval. f A waiver from the requirements of Section 26.58.040(IE), Inflection, of the Municipal Code is approved. 5. All approvals granted to this application/proposal shall be rendered invalid if official landmark designation aad-app=40Â£=the-,mzoning,-subdi~isie-and-BUD--Fequests-aa-met-granted. The 8 approvals granted to this proposal shall also be rendered invalid if the applicants do not successfully close on, and legally take title and ownership ofthe subject property. 6. All material representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a Board/Commission having authority to do so. ATTACHMENTS: Exhibit "A" - Applicant's Submittal (application), including the following: - Land Use Application Form - Letter of Authorization for Representative - Title Commitment - Legal Description - Vicinity Map - Existing Conditions Vicinity Map/Block Plan - Topographic Map with Two Foot Contours - Summary of Proposal - Attachment 2, Dimensional Requirements Form - Responses to Review Standards - Architectural Drawings (Floor Plans, Elevations, Site Plan) 9 iC DATE rim.k I 1 -1 V . 11 /J-/7-97 1 <E- County of Pitkin } ~ AFFIDAVIT OF NOTICE PURSUANT TO ASPEN LAND USE REGULATION 0 State of Colorado } SECTION 2632.060 (If) Â£ f~JÂ»~ A /GA V l-0 , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to all owners of property with three hundred (300) feet of the subject 3 property, as indicated on the attached list, on the'~ of hlou., 1997 (which is Zfb days prior to the public hearing date of tÂ» 07 -+ 2. By posting a sign in a conspicuous place on the subject property (as it could be seen Â© from the nearest public way) and that the said sign was posted and visible continuously VIA from the 02:2~ day of 4104, , 1993 (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. 4 ba Crok- Signature (Attach photograph here) day '199Â»y 4 .\49 (1(Nk '9~ b.4- ' 2 A *-44 '' i Wl\. Th-TEJan W84*S M19~A* AND OFFICIALSEAL Mft~ '9 -- j -- 9 r rr Not,~Pliblic re~--Â»441_0 4 A/Lfi. 1-41- Ndtary Public'&Â£*Ature \~ ALDERFER JOHNNIE MAE ANDREWS JUDY D ANZALONE GRACE E BOX 10880 1023 HIGHLANDER DR PO BOX 3808 ASPEN CO 81612 SEASIDE CA 93955-6231 ASPEN CO 81612 'EN SQUARE CONDOMINIUM ASSOC BARRETT JAMES W JR BEHRENDT H MICHAEL 617 E COOPER AVE 100 N 8TH ST #5 334 W HYMAN AVE ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 BEHRENDT HERMAN MICHAEL BEN HAMOO SHLOMO & PATRICE CONY BERGMAN CARL R 334 W HYMAN AVE PO BOX 2902 BERGMAN CATHERINE M ASPEN CO 81611 ASPEN CO 81612 PO BOX 1365 ASPEN CO 81612 BLANZ JAMES M BOSSART TODD L BROWN ALBERT L JR ASPEN QUAL TRU 2555 NE 11TH ST CLUCK ROBERT L 1767 E MCMILLAN ST FT LAUDERDALE FL 33304 814 W BLEEKER ST #E-4 CINCINNATI OH 45206 ASPEN CO 81611 CARSON BARBARA L CHISHOLM MARGO J CITY OF ASPEN #35100 N 8TH ST PO BOX 4870 130 S GALENA ST ASPEN CO 81611 ASPEN CO 81612 ASPEN CO 81611 EN RICHARD A COORDES HEINZ E CRYSTAL PALACE CORPORATION 'N ELIZABETH A COORDES KAREN V PO BOX 32 )X 1806 233 W MAIN ST ASPEN CO 81612 EN CO 81612 ASPEN CO 81611 D'ALESSIO ROBERT J DAILY KIMBERLY DAWN DAVIDSON A SCOTT D'ALESSIO JEAN M PO BOX 10898 PO BOX 5141 814 W BLEEKER C-4 ASPEN CO 81612 ASPEN CO 81612 ASPEN CO 81611 DI BARTOLOMEO BETTY M DIETRICH JOHN C DOYLE R & G- 10% SEARIGHT P.- 30% VILLAS OF ASPEN #C-11 DIETRICH ANN S 0OYLE R T 111- 30% GRIST F- 30% 100 N 8TH ST 744 E LAKE ST 3711 EASTLEDGE DR ASPEN CO 81611 WAYZATA MN 55391 AUSTIN TX 78731 EICHNER SAMUEL L EIDSON JOY REVOCABLE TRUST-1/2 FAGAN PAUL L EICHNER SUSANA STERN DE E10SON ARVIN WAYNE REVOCABLE TR 910 W HALLAM ST #10 FUENTE PIRAMIDES 243 PO BOX 271 ASPEN CO 81611 TECAMACHALCO MEXICO CITY 53950 SULPHUR OK 73086 AHI AMENEH FERRARA VINCENT J FOREST SERVICE - ASPEN HEADQUART * 8080 FERRARA ANNA M - JT TENANTS UNITED STATES FOREST SERVICE 4 CO 81612 100 N 8TH ST #16 ASPEN CO 81611 GELLER SCOTT GLATMAN THEMIS ZAMBRZYCK! GREGORY KIRK 2780 CLEVELAN0 AVE GLATMAN BRUCE ROY GREGORY PETRA FORT MEYERS FL 33901 20034 CALVERT ST PO BOX 10055 WOODLAND HILLS CA 91367 ASPEN CO 81612 Z..ll aRINBERG JOSE GUEST SHERLYNNE MORE HADDON HAROLD A DE GRINBERG SARA T BRUFF HAROLD H HADDON BEVERLY J SIERRA MAZAPIL #135 3875 SPRING VALLEY RD 409 21 ST ST 11000 MEXICO 0 F MEXICO BOULDER CO 80304-1008 DENVER CO 80205 HARPER JAMES R HEISLEY MICHAEL E HEISLEY MICHAEL E 150 PALMETTO RD CO K J LONG LW GIES - HEICO INC C/O BELLEAIR FL 34616 2004 DIANA OR 2075 FOXFIELD RD STE 102 MENDOTA IL 61342 ST CHARLES IL 60174 HINRICHS NANCY R HOGGATT JERRY S JONES EARL 100 N 8TH ST #2 PO BOX 1776 HULL MIKE ASPEN CO 81611 HARVEY LA 70059 834W HALL.AM ASPEN CO 81611 KEILIN KIM MILLER KOPF CAROL ANN & DONALD W KUmZ KENNETH T & KAREN PO BOX 10064 PO BOX 956 BRAKUR CUSTOM CABINETRY INC C/O ASPEN CO 81612 ASPEN CO 81612 18656 S RT 59 SHOREWOOD IL 60435 ~DIS JAMES H LARNER JACQUEUNE L LEPPLA JOHN L N 8TH ST #15 1952 LEYDEN ST LEPPLA JOEN F EN CO 81611 DENVER CO 80220 4040 DAHL RD MOUND MN 55364 LEVINSON BERNICE S UCHTENWALTER GARY R LONG MONA HAYLES LEVINSON NANCY C/O 350 HOUBOLT RD 201 W FRANCIS ST PO BOX 3190 JOLIET IL 60431-8304 ASPEN CO 81611 ASPEN CO 81612 LOUD H MONTGOMERY & PAULA LUU TONG KHON MADSEN GEORGE W JR PO BOX 11660 TRAN TUYET LE MADSEN CORNELIA G ASPEN CO 81612 PO BOX 2785 931 W FRANCIS ST ASPEN CO 81612 ASPEN CO 81611 MAINTENANCE SHOP MAROLT RANCH OPEN SPACE MCBAY WILBUR & SHARON CITY OF ASPEN CITY OF ASPEN 17123 CHESTERBROOK VALE CT 530 E. MAIN ST. 130 S GALENA ST MCLEAN VA 22101 ASPEN, CO 81611 ASPEN CO 81611 MINNESOTA MATERNAL-FETAL MEDICI MITTON JOSEPH & PATRICIA 1/2 INT MORRIS CHARLES R JR ~WIGHT LN FRANKLE DAVID 1/2 INT ASPEN VILLAS MGM'T ~~ TONKA MN 55305 1015 VOLTZ RD 814 W BLEEKER NORTHBROOK IL 60062-4722 ASPEN CO 81611 MORRISON SUSAN M MURRY PAUL J OVERTON THOMAS N 2550 CEDAR RIDGE RD MURRY BONITA J OVERTON PATRICIA J WAYZATA MN 55391 814 W BLEEKER ST C-5 PO BOX 3075 ASPEN CO 81611 ASPEN CO 81612 PIP,S JOHN HERNANDO PARTYKA VINCENT K PATERSON CARRIE E 3200 SANTA MONICA BLVD STE 204 814 W BLEEKER UNIT E-3 ECKART CHARLES F - TENANTS IN COM SANTA MONICA CA 90404 ASPEN CO 81611 PO BOX 11675 ASPEN CO 81612 PETROCCO J ANTHONY PITKIN EXCHANGE INC PITKIN-SUNNY ACRES LLC 910 W HALLAM #11 601 E HOPKINS AVE 317 PARK AVE ASPEN CO 81611-3108 ASPEN CO 81611 ASPEN CO 81611 PIVNICK JAY REED BRENT H RICCIARDI RIK PO BOX 1306 REED GEORGE L 11 100 N 8TH ST#14 ASPEN CO 81612 PO BOX 9591 ASPEN CO 81611 ASPEN CO 81612 RICCIARDI RIK RICCIARDI RIK M RUNNING BEAR LLC 100 N 8TH ST #14 100 N 8TH #4 C/O BENTON SMITH-ADV PROPERTY SE ASPEN CO 81612 ASPEN CO 81612 315 E HYMAN AVE STE 211 ASPEN CO 81611 ~~ELS LAURA R SANCHEZ ANDY L SCHAFFER WILUAM H ~ < 4934 SANCHEZ MICHELLE MAINS SCHAFFER KAREN W CO 81612 PO BOX 1801 107 BRIXWORTH LN APT 9 ASPEN CO 81612 NASHVILLE TN 37205-2036 Â· SHAFER ROBERT C SHARP DESIGNS INCORPORATED SHOAF JEFFREY S DORWORTH ADRIAN C AS JOINT TENAN A COLORADO CORPORATION PO BOX 3123 3554 QUEBEC ST NW PO BOX 8630 ASPEN CO 81612 WASHINGTON DC 20016 ASPEN CO 81612 SIEGEL ELIZABETH N & NEIL B SKIFF KATIE SPERUNG FAMILY TRUST 4706 WARREN ST NW 920 W HALLAM ST SPERLING LEONA AND STANLEY - TRUS WASHINGTON DC 20016 ASPEN CO 81611 13082 -26 MIN0ANAO WAY MARINA DEL REY CA 90292 STENBERG EDWARD M STUART DONA TALENFELD EUZABETH G 1068 HOLLY ST PO BOX 11733 915 W FRANCIS ST DENVER CO 80220 ASPEN CO 81612 ASPEN CO 81611 ~~iLL TROY H TOPELSON ALEJANDRO TOTH MICHAEL & ANNE G :10725 TOPELSON REBECA 910 W HALLAM ST #3 CO 81612 5300 OTC PKWY #400 ASPEN CO 81611 ENGLEWOOD CO 80111 + TRAN HONG HUONG UHLER FRANCES M WARD PATRICIA ANN 814 W BLEEKER UNIT Cl 814 W BLEEKER 429 E COOPER AVE ASPEN CO 81611 ASPEN CO 81611-3115 ASPEN CO 81611 ERMAN NORBERT A TRUST ZUCKERMAN HELEN LIVING TRUST 280 DAINES STE 202 BIRMINGHAM MI 48009 1 EXIETING MAN HOLE AND ~ ~ SEWER LINE ALLEY NOT IN AFFARENT--95~E-~to-Peimp-rov@21--tocity-REandarde) G GIGG G G G M.H.~- 5 5 -6|1 5 5 TO BE RELOCATED GS 58'-91/2" 41'-113/8" 1 0850 -*, 1 1 1 1 1 ALLEY B LOCK 4 OFFSITE < ~85 -E r~~ -0. 11 liIil Li f / RELOCATE 35 -0 / l// 360-0. lit 00% f 41'-113/8" 5 RELOCATED TRANSFORMER 1/K' it 'r- ' EXISTING TRANSFORUFF. 2 515 ON A 575' FAD 0. 1 I r-~--L IN A 5)(8' EASEMENT +1 AND TIr@H SHED 1 2 0 -_ _ p.'ditj 2// Ke&4 GBE Fr= 7900'-6" 8 I ' LI---1 8 1 1 -6 Â¢L..'RP~Ellisizi-~5aRT bF SHED 1 L-441 1 W=CU,1 FF STREET PARKING: 1Â£40% __u I i35 E iME 4jr- Â· al' R " m o u. u.- =IG-.4"Â¥t--=01- -tr-- - .-I 3 9 X18 GARP ~~~1 Ell' 1 5-1, | 5'-fi -~ Me - - EXISTING SHE) TO BE RELOCATED . j ,GE SPACES 'MIN,\ (911 'pET ~ ' ~ TO LOT 2 1 ACK)~ r-1 1 M N.â€¢35 E M| Â· 1 BET ~ 1 9 T IrÂ·~ - 1 r=:T,1 8 C'if 1 11 1 - /11 BACt *7919'7 1/ , 5-0" AN, SETBACK , 1 I. 1 1 fl'~ Ju~ ' 4 LOT 2 * E VE LOT 1 1 ,/1<f AN~- 'Â· ALLOWABLE FAR ~ j # 2-----'ENS-5Â»kÂ·-. / / 7902 5'Â·Ih'/, 924imor !.RJW: 9-o" 37375f+5000f BONUS E 1 Will . 4 IN. 4 -- /---SE~ / BET 11 ,/Flu. 1 7898 BA~K eACK 4;_293. , 4-Yf.K, EXIBTING i 1 1 t? M ~ 8\9~rogic Jil k f FROFO~'ED 1 COTTAGE 1 . 5 1, 1 4408 -1 I ~ ~-1 - TREE LIG-IT WELLS # 4')(12' 2250ef FAK ALLOCATER' li L.*cy,4 , 223*f ~ FOR UNNOVATION , 1 CLEAR KFUT 1-4 1 F AB~OCATED) ~ . -,-7904 ~1 WATER BERVItE_ ' 4 I h V - i i 1 1 Y. i 4.444,62 1 f 3 560 #u 11 6 Air<:' ~4 ~ 57 ' 1\/:1- 1 1 1 18OOef MAX Â° _ 36'-A 5/2 " 28'-33/4"_ 1,Â£ w ' e=19* f L ................1*.----I----R-#$..-- 7 1 ~Â«I,ml,Jj~ IN 1./ 1 -r-- 920 WEST HALLAM - 7906 1/ 11 j i DEVELOPMENT PROPOSAL \ E / 1 f. ---5/7~ - _ 1-- PROPOSED - Â·-- 7900 -,&944& 4-- .--1.1...1-- -1.... --1---- 1,-- .----1. ..â€ž-, ..... -1-- --.--- .,--h- -1 1 - HISTORICAL ---Â»42. &2 M it W 1 12/12/97 f LOT SPLIT LINE ~/ -* r = 10 -D ateÂ·. ~_ SITE PLAN ~ ( EXISTING ORA}NAGE - 1,6 7902 --4.-4-UNLELANDâ‚¬ETAIN'G h ZE- , 9 -$ Â£ ~ Scale: *C ~ k WALL . b S. 2 - 44\08 0 + 0 - W : = cnemh\Â»- \5% G 1 1 - - h - / O 7904 W 4 JAKE VICKERY ARCHITECTS P -f\TEPLAR 100 SOUTH SPRING ST. #3 7906 , . .-=1.- ~ sys 1 /1 i urill F #/ 1 lili ! 1~ j *il~*=dg SCAL~:\ NEW BIDE~/AL 1 WEST HALLAM ETKEET W W 35 1 RIGHT OF WAY WIDTH 74.17 5\ CENTER LINE OF RIGHT OF WAY 8\ .- -2 - --W 6 Y. 1 VERIFY LOCATION OF WATER MAIN â‚¬) \ W -- W W- Â·WWW W -W W U.1 2 5 LAND USE APPLICATION FORM 1. Project name: 920 W Hallam Street. 2. Project location: 920 W. Hallam Street, the east 1/2 of Lot M, all of Lots N, O, and P, and a portion ofLot Q, Block 4, City and Townsite of Aspen. 3. Present zoning: R-6. 4. Lot size: 11,155 square feet 8. Applicant's name, address and phone number: Jake Vickery, 100 S. Spring Street, #3, Aspen, CO 81611, 925-3660. 6. Representative's name, address, and phone number: David Guthrie, P.O. Box 4704, Aspen, CO 81612, 925-5521, 379-7726. 7. Type of application: Conceptual review, partial demolition, on-site relocation, )Ordinance #30 8. Description of existing uses (number and type of existing structures, approximate sq. ft, number of bedrooms, any previous approvals granted to the property): Two bedroom single family house- approximately 990 square feet, Garage- approximately 454 square feet, Shed- approximately 231 square feet. No previous approvals have been granted. 9. Description of development application: Subdivision of the east 4,100 square feet of the lot to be rezoned to Affordable Housing. Relocation of garage from the AH site to the west 7,055 square feet of site, which will remain R-6. Construction of three units on the AH site, to be reviewed by HPC. Partial demolition ofthe historic house to remove a 1960's addition. Relocation ofthe shed off'ofthe site. Renovation ofthe historic house and the design of a new house to the west of the historic house will be reviewed by HPC at a future date. 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2-General submission requirements Attachment 3-Specific submission requirements Proof of public notice (must be provided at public hearing) n U.Â· 0 October 27,1997 Mitch Haas City of Aspen 130 S. Galena Street Aspen, CO 81611 RE: 920 W. Hallam Street Dear Mitch, By this letter I designate David Guthrie, P.O. Box 4704, Aspen, CO 81612, to represent me in this application. David's daytime phone number is 379-7726. Sincerely, Jake Vickery 100 S. Spring Street #3 01 Aspen, Co 81611 U 0 0 0 0 . ... - L 3 , 0 '. SCEEDULE A brdgr Number: 00024216-Cl ~1. Eobdve daze: Septamber 15, 1997 at: 7:10 A.Z. cy or Policier m be ismed: Anlowl; 41'blzurmice 0 ALLL Owner'i (Standard) S 715,000.00 o~ ~ tb) 44114. Mol,gages'z (Stand=d) 3 ProFs=d DJ=red: 0 (c) Laasehold s Il Propared Inmred: 0 3. ne ernie or imres: in the land decribed or r*rred Do in Ihi: Conunitment and covered herein U :fea simple 4. Ille to the he â€¢Unpla crm. or inzarest in inid land U at rhe e~keive dare herzof ve=ed in: li 'LZZ T. SX:37 as to an undivided 1/2 inlanst and KATIE SK:27 aa :2 an idivided 1 / 2 in=arest. 5. The land r*rred ro int}z# Com~ment i: described as foilaws: r See Attached Dagal Dascripticu: . J STAIEMENT OF CHARGES 17â€¢:re chars. are 402 and peable bqtbre a Polic, can b. i.=L - 1.992 Cumars Pre,dum 51.297.00 tax Cm#*,#icans 6 10.00 29== 1 10 .1 (awner j ; 100.00 1 \ ~5*R~IZE* ASPEN. INC. m-Â£1716.Hogi=, Aspm, B-Pg 611 . 1 %L->- 1 ,Gmalfif- Cl:=Ck 0.= J - 25. TITLE DOCUMENTS AND NOTICES - Nctices to party cr pardes represented by listing broker shall be deemed received when delivered to ring broker. Notices to paq or parties represented by co-coerating broker, shail be deemed received when delivered to said co- cpera~ng broker. Notes shall be deemed delivered when either faxed, hand delivered cr three days after deposit in the U.S. Mai carlffed retum receipt requested to the aince of me respedve - broker. Copies shall be mailed to: BUYER: Jack H. Vickery 100 Scuth Spring Street #3 Aspen. Colorado 81611 Fax 925-2622 WITH COPIES TO: N/A SE.LERCS): Kade T. Skiff cic Rich Wagar Associates. CLC 601 East Hyman Avenue #104 Aspen, Colorado 81611 Fax 920-1010 WITH COPIES TO: N/A 26. WrriCRAWAL OF UST;NG - Seller and Seller's broker agree tc remove the prccery front the market aar during the dcsing pericd. Buyer shall have the right to freeiy market interesm in the prccercy, induding but not limited to listing in the MLS and place:g a real estate sign an the prccerry, and ccmract Ycr tie sate said interests in the crccerri so icng as such C offerings and agreements are ccrningem upon Buyer dosing crt the prccerty. 27. LEGAL CCUNSEE. - This is a legal instrument and Uszing and Sailing Brokers recommend that the pardes seek legai. tax and individual =unsei befcre signing mis agreement i 28 LAND USE APPUCATIONS - Seller hereby permits and authorizes Buyer to submit r during the Inscecticn and C;csing pericd any and ailland use acpticadcns for prcposed L development of the crccerty so icng as such applications and apprcvais are ccr:Iingent uccn Buyer cr his assigns dcsing cn the .rccerty. Costs related to such acctic~cns shall be the scie f 1 responsibuity cf:he Buyer. 6/ 29. Sm: 1_FR'S WARRANTIES AND REPRESENTATIONS. Seiler represents and,warrants as follcws thar 1-1 (a) Seiler has not received any noica. written or ctherwise. from any governmental cr quasi- U govemmebtal agency requiring the ccrredon of any condition with respect to me prcperty, or any part thereof. (b) There arenc ..16.- ccmmitents, obligations, leases, cragreements of any kind that relate to the Properry which are ar win binding upon the Properly ar Buyer other than matters of record. ./1 , SIGNA-rÂ®E yNE~ 9 1<,lcuu,( 4%9 SIGNATURE BRC~~S: r r EauyJr~~*~* 142uu i tdrcde AN IL#Aw r L. 447- Jaff<aarl Fate' 1 \le Vickery Be~ , Date L--/ Seller n 9< 0-k Â£ 11 .71 1 0/1/ /17 Katie T. Skiff j / Date Rich Wagar Associates, LLC Date --*. L.1 - .i . Cl Czzl CZE ti / EXHIB IT A ~~ THE EAST 1/2 OF LOT M; LOTS N, 0, P; AND THAT PARCEL DESCRIBED AS OMMENCING AT TEE SW CORNER OF LOT Q, THENCE S 75Â° 09' 11" E 7.16 EET, TNENCE NORT"NET,Y TO A POINT ON THE NORTHERLY LINE OF SAID LOT Q ..lICE LIES S 75Â° 09' 11" E 5.95 FEET FROM THE NW CORNER OF SAID LOT Q, TATNCE N 75 0 09' 11 u W 5.95 FEET TO THE NW CORNER OF SAID LOT Q, THENCE S 14Â° 50' 49" E 100 FEET TO THE POINT OF BEGINNING; ~ ALL IN BLOCK 4, CITY OF ASPEN. ... COUNTY OF PITKIN, STATE OF COLORADO. 0 . 0 . 6 - 0 0 . i - r -Â· 0 0 . 8 - CLE C /2121 Crl L. _ 1 h c RED Ma*â€ž*,_- ASPEN, COLOR h/ FONTS OF INTEREST .... ~ ~Aâ€¢<â€¢. . -"~1.*~,.'4~A".10#%. 2 ....... . Ar:2IN >Â·b-- \ , Nip.Â¢4 'A. /-7.te<L-rÂ« 4 VIE M-* A- & m--0 rnâ€¢. ArÂ«11 winivrE M â€¢Gyâ€¢TAL a *ED arrTE CEâ€¢.1.*r 05+V1, 9Â·(4 \ /*91" *-*13>r- r-14% 2% CEâ€¢rrINT Â® 00.514\04. : I <& MA. 00 . -4"-hiwor â‚¬LP . \w,1,- jil-Ta #1:V '--Y A E-i\,rk' 98': . Al 'N! 11 4 wajC,g' ~, IOE**Â·v I , A-a--h- 1% CDt E.- . ..t * f.?' 1 Â«t*i.~ w--t- 4 -:'- 21/417 ~ ~ i.*>#f? n \ 2 I -0-r Â¢UD-10.- m:RUM M -- 4 rl tria-- ~ \ L. i_J 1â€ž .â€ž ..1 l. i - ' 1- * i 1 - 1 m 1- 1 r- - .....1 ... J L 1--'.,1 1--IJ .6....4 -// .4/1,%- -- - -.4 1 1- Ell'' 4 1 .11 1.444.- 0 1 T- k i Ir C /1 - . A / 1 1 1 - - 1< 11-1 1.-" M < - - ryÂ»-h~ L 0 0 \ 7 911< ,g ,/ 1, 4 .i/vi N li - 7 1 1 . , IY/, - W FRANCIS ST L --- Off. 1 . 1 4-4 // - 1 1 - <04 \ l///2/4.-0 ~ AustÂ· ; -2/ 1 --- \ I . - C Uoitifi PARKING ARE m.\ N r--------0 , - 1 1 I 1 4440 0.25 ' 1 3 ' :. 2 -.I 1 -1 ti i' . 1 1 1. 11 1--IL i / , U 1 1 H ----------------- Fr .3 ; -- U ~ -LP * HWY 2 q- ' 0 \ \\ li \H\\11 h 17 1 0 /0 '14' , ... - ,,1/ - 9 2 0 1 '1 , . f' 4 Â¢ \ \ ilific . % ~~ARKJNG ~~|~ ~ AREA e \4 % M jr ~11 L- -i\\ 1 .......I-\ /,r= 1 -6 1. 1 NAL=-r- 1/\ 1 VIÂ¢ 19ANNE- Â· 5 6.| 14\ 2 . - ///fill/,1 11\-1\ /-18~1 34 Co E--7 r--3 IlJj 21-r 13,49 01 V--- ------~ 7ZFI.~*dy,-flo. -11.=,IL-,0-~'CE,21 F f. 9 % ----- \i B i Vi (C ~7890 . : 1 43 _ ~ W_-+1 Ll~ /-1 __j 1 -- L.,Ji Al)*L \, 4211- L L -- - - 07Â«-M-- 2*_ILI_ , I. /--\ 1 1 L---------- 1 ... X31 o 1 ----- : t---------- -7 - C Â»3-/ 4 \ . -A ----- 50 Ul x Fi__r--1_ .- . - L L . Z 0 -4 1 IN Ift\\ 4 1 -\ 1- -ll \ 1 // / il - 11 Â£/ 1 1 2,4 00.''/ C C- 9-1 9 \6 Â· -/ 994, ' 0 1.Â¥5 :, 4 : 0 1 '- t:JpfÂ·t..., .-I.-V. 1 44 1 ..1 19 ..4. 4 - P --11 f /AMH .: LIt /1 .# SE \ -6, 1 C .3 . 00â‚¬ 9/e / 92 I / il f. -Es. 1 K 9 1 - /9 .2 .0 '0 .N .9 -81 .N,~ r>Â«rL_ ES.11 III F y 3 -.- 1 1, /1 i -77 \X/ \ 307 4- CD 7/\ <H *9 6 L-,1 0 5 1 7 le> iuo K 4 / 4. Ife 2.E (3) 24 . 4 ACCESS 920 w. hallam street Existing conditioni: 920 W. Hallam Street is a 11,155 square foot lot which is improved with a house and two outbuildings. It is zoned "R-6, Medium Density Residential," and sits on the edge of the West End neighborhood, bordered by Highway 82 and other residential development Immediately adjacent properties are primarily duplex and multi-family dwellings. Single family homes exist on the north and west of the site. History: The house was built in 1888 and is eligible for the National Register of Historic Places as an excellent example of an Aspen miner's cottage. The property has been in the Skiff family since 1935. Two other buildings exist on the site, which are used as a garage and a shed. The garage building was moved to the site in the late 1940's and at one time served as housing for workers on the Colorado Midland Railroad. The shed was a concession stand at the base of Aspen Mountain and was moved to this site in the early 1940's. Proposed development: The proposal is to subdivide off the east 4,100 square feet of the lot and rezone that parcel to "AHI-PUD," with the remainder ofthe site to retain "R- 6" zoning. The "AH" parcel will be developed with three attached units; one free market, one "Resident Occupied," and one deed restricted category unit, as allowed by the zone 0 district. All units will be have three bedrooms. The second parcel will contain the historic house and a new single family house to the west, which is an allowed use on 6,000 square feet for historic landmarks. The floor area for these two units is restricted to 3,387 square feet total. The existing garage will be moved from the "AH" parcel to the "R-6" parcel. The shed is proposed to be moved back to the Aspen Mountain base area. The applicant is not prepared to provide architecture for the R-6 parcel at this time. Because the development review process for the affordable units is a lengthier process, they are the immediate focus. Attached are a site plan and architectural drawings of the proposed "AH" development The free market home will be approximately 1700 square feet plus a basement. The resident occupied unit will be approximately 1350 square feet plus a basement, and the category unit will be 1350 square feet with no basement. The development requires some aspects of the dimensional requirements to be addressed by Special Review at P&Z, namely building height, parking, and Floor Area Ratio. The design takes advantage of the very slight drop in grade towards the rear of the site and locates three covered parking spaces, and one uncovered space below the unit on the alley. This unit then has a lower plate height on the second level in order to maintain a consistent ridge height with the other houses on the "AH" parcel. 0 Allowed Floor Area is established by Special Review. The maximum permitted for the site by Special Review is 4,510 square feet The proposed FAR is 4400 square feet in order to create 3 bedroom units. The entire property is to be designated a landmark, and HPC will review the proposal for compatibility with the historic resource. Development Objectives: Because the property is historic, it may be developed with a total ofthree free market homes via the "Historic Landmark Lot Split." The applicant has chosen to pursue an affordable housing scenario out of a desire to help meet the community's great need for housing for full time residents. We feel that the site is extremely appropriate for AH development because of its size and characteristics, very close proximity to transit, the multi-family nature of the surrounding development, and the compatibility of family oriented housing with the neighborhood. In addition, we are strongly interested in the historic significance of the site and have designed the project to be sympathetic in architecture and scale to the existing buildings. Development Schedule: The intention is to complete the review process in January and to apply for building permits so that construction can begin in the Spring and be completed by Winter. ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: Jake Vickery Address: 920 W. Hallam Street Zone district: R-6 Lot size: 11,155 square feet Existing FAR: 1,675 square feet Allowable FAR: Fathering parcel: 3,789 sq. ft. single family, 4,209 sq. ft. duplex New Lot 1 (API): 4,500 square feet; New Lot 2 Â®6): 3,387 sq. ft. Proposed FAR: Lot 1: 4,500 square feet; Lot 2: 3,240 sq.ft. Existing net leasable (commercial): NA Proposed net leasable (commercial): NA Existing % of site coverage: 13% Proposed % of site coverage: Lot 1: 58%, Lot 2: To be determined Existing % of open space: NA Proposed % of open space: NA Existing maximum height: Principal bldg: 14' Accessory bldg. 12' Proposed max. height: Principal bldg: Lot 1- 30', Lot 2- 25' Accessory bldg: no change Proposed % of demolition: 25% Existing number of bedrooms: 2 Proposed number of bedrooms: Lot 1: 9; Lot 2: 6 Existing on-site parking spaces: 1 On-site parking spaces required: Lot 1 OWE 6; Lot 2 Â®6): 4 Setbacks Existing: Minimum required: Proposed: LQLL LQil Lgil LQLZ Front: 30'10" Front: PUD 10' Front: 10'6" Unknown Rear: 31' Rear: 5' Rear: 2'6" Combined Combined Combined Front/rear: 61'10" Front/rear: 30' Front/rean 13' Side: 46' east Side: 5' Side: 5' east Side: 37 west Side: 5' Side: 5' west Combined Combined Combined Sides: 83' Sides: 10' Sides: 10' Existing nonconformities or encroachments: Shed and garage encroach into alley. Variations requested: Dimensional requirements for the AH parcel will be established by P&:Z through the PUD process. The proposed setbacks, are similar to those required in the lit-6 zone district. A height variance is needed for the rear units on the AH site so that parking may be placed below them. For the R-6 parcel, variances are expected to be needed on the east and west sideyards due to the location of the existing house and some vegetation, and to accommodate light wells. A five foot rear yard variance is requested for a garage due to the location ofthe existing house. CONCEPTUAL DEVELOPMENT Response to review standards 1. The proposed development is compatible in general design, massing and volume, scale, and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District, or is adjacent to a Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard andrearyard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to 500 sq.ft. or the allowed site coverage by up to 5%, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The existing house sits approximately in the middle of an 11,155 square foot parcel. The property is on the edge of the West End and is zoned R-6, Medium Density Residential. A large multi-family building Which is not architecturally compatible with the historic structure sits on the east of the site. On the south is Highway 82 and the Villas. On the west and north are single family and duplex homes. The Skiff family has owned 920 W. Hallam Street since 1935. Both the garage and shed were moved onto the site by the family. This proposal involves subdividing a 4,100 square foot parcel on the east and rezoning to "AH, Affordable Housing." While it is possible to do a historic landmark lot split and create a total of three free market units and two to three ADUs on the site, the applicant prefers to provide deed restricted housing units to help meet the community's need for housing for full time working residents. The project is similar to the one undertaken at 939 E. Cooper Avenue by the Langley's. Three units are proposed for the AH parcel. The units are in a townhome configuration because ofthe relatively small size ofthe lot and the desire to provide parking and some open space around the buildings. The height of the units does increase to 30 feet at the rear of the lot to accommodate parking below the units. The applicant is concerned with creating a compatible relationship between the AH units and historic house, but also feels that there is some benefit to blocking the west wall ofthe Sagewood condominiums and creating a better architectural transition. The AH units will be very simple in form, detailing and materials. They will be comprised of one 1700 square foot free market unit, one 1,350 square foot resident occupied unit and one 1,350 square foot category unit. On the west 7,400 square foot parcel, the applicant will minimally renovate the historic house and build another house to the west. Each of these houses will be up to 1700 square feet. The AH parcel is the applicanfs primary focus at this point due to the longer review process, therefore the development ofthe west parcel (Lot 2) is represented in only a general manner at this time. 2. The proposed development reflects and is consistent with the character ofthe neighborhood of the parcel proposed for development; and Response: The neighborhood is a balanced mix of single family, duplex, and multi- family housing. This project will be compatible with those uses. 3. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels; and Response: Because the garage and shed were moved to this site, the historic significance ofthe property must be tied mostly to the house. The applicant is sensitive to the open character that has been a part of this property for some time and will respect this character to the extent possible, for instance by providing gardens in front of the houses, which has been a tradition on this site. 4. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereoÂ£ Response: The applicant will restore the historic house and has modest plans for additional space. The adjacent buildings will be architecturally compatible. PARTIAL DEMOLrTION Response to review standards 1. The partial demolition is required for the renovation, restoration or rehabilitation ofthe structure or the structure does not contribute to the historic significance ofthe parcel; and Response: The area ofthe historic house which is to be demolished was built in the 1960's and does not contribute to the significance ofthe structure. It is approximately 250 square fbet in size. Demolition or off-site relocation of outbuildings is reviewed by HPC under the partial demolition standards. In response to the proposal to relocate the shed off of the site, the applicant has identified an opportunity to move the building back to the base of Aspen Mountain, where it served as a concession stand in the 1930's. The applicant finds that this is an appropriate action. 2. The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: The area of the house which is to be demolished is not historic. The shed is not original to the site. b. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: HPC will review the new addition to the historic house as part ofthe "Significant Development" review. 0 ON-SITE RELOCATION Response to review standards: 2. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation; and Response: The garage is not original to the site, therefore its exact location on the property is not significant. There will be no impact on the neighborhood. 3. The structure has been demonstrated to be capable ofwithstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness ofthe structure proposed for relocation; and Response: The report will be submitted prior to building permit. 4. A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation; and 0 Response: The exact location and treatment ofthe garage will be reviewed by HPC. A letter of credit will be provided at building permit. 0 RESIDENTIAL DESIGN STANDARDS The project requires a variance from the following "Residential Design Standard:" Inflection: If the street frontage of an adjacent stnicture is one story in height for a distance more than twelve feet on the side facing a proposed building, then the adjacent portion of the proposed building must also be one (1) story in height for a distance of twelve feet Response: The units on the AH site can only be approximately 28 feet wide in order to provide a 5 foot setback on each side, which is standard for the surrounding neighborhood. The inflection requirement would mean that the units could only be one story for almost halfoftheir width. The applicant finds that this standard cannot be practically met given the narrowness ofthe lot Porches and bay windows are proposed on the west side of the building to emphasize the relationship between the new units and the historic house. LEGAL DESCRIPTION CERTIFICATION 1,â‚¬ EAST 1,2 0* LOT M. ALL 00 LOTS N. 0. AIC P. â€¢10 nuT Pâ€¢â€¢CEL 1. DAVID I. M.BRIOE. A RESISTERS LNe Wa,EFOR IN DI STATS , Cm.ORADO 00 fREIÂ¥ CERTIFY naT THIS St=VEY VAS *IELO Stalvele 0 . E 1~*~~~~~~~~~~~~~~~~M $Â· gs 'EIT F.- â„¢â€¢â€¢â€¢ c.,e ..,O Lor .f n.,1 ...â„¢,s...1 1. DURING Mar /996 & SEPT 1007 011 TI' e:ou. 00 nâ‚¬ PROMITY 1.7 - er S.I FEET TO TIE NORT-ST 00**EN 0/ SAI# LOT 0, T!-CE â‚¬ . LEGILLY DESCRIBED CHEON. 40 1* CORRECT IA:ED 011 11â‚¬ PIELD EVI-6 1 3/ LOT E $110* Al FC,/0 18â‚¬011. Al,0 RET neRE /11 NO DetScmEFAICIES. / / --------13:=SOL. COUNTY Â¥ PITE,N. STATE 0/ COLORâ€¢CO Col,R.ICTS. SIORTAGES iN HEA. -eÂ®ARY Lill C-LICTS. . INERUPPING 00 1,~Oveâ‚¬471. EASe,BITS OR Cle,TS 0, MÂ¥ IM FIELD Evined OR Kil- TO N. E]*CEPT AS ImmEON 91-1. 4-EMROUND UnLITIES 1 F cA n Â· . 9 --- ' -- ITH â€¢40 Â¥,SIBLE A~t*Te-GS A- 000-NTS - RECORD NOT FUm,leÂ® TO nâ‚¬ SUIVEÂ¥0â€¢ ARE EXCEPTED. â„¢IS CaTIPICATION 11 Â¥010 QUEss . 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IMPROVEMENT SURVEY ASPEN SURVEY ENGINEERS. INC. p.0. 01* 250~ MI'*M {IN' 00-2910 - ... .â€ž4â€ž.. HI,HO I 3 '934 11:1$, f 78'-0" , Err . 0 - r E-CP 6 28'<r , i -- 1 s a M m .â€ž-AM",4,â€¢.â€¢i,â€ž;,i,I,4 fillâ€¢,1,1,p,iâ€¢*tâ€¢,rti.iâ€¢'**Â·,tâ€ž,tr,H,1 - 4<*11 liu I 5 -1 ! &14 I ll 1 DINING - i â‚¬81 ROOM KITCHEN KITCHEN ROOM CQI =-81 &2 1291 i : KITCHEN 1 ~==-- ENTRY . - Port:201 1 1 011 E il it :1 cLoser f 1 1 1 1 - C=*4 4 Â£ 1 L .1 31*0:LrÂ»71 . - 2 . . -4- -* ; LIVING I 1 ROOM U 3--\ : : /.. DINING LIVING : LIVINe : ROOM ROOM ENTRY . ,, - ENTRY ROOM . . 1 DLoser . : PORCH G .M PORCH 12 1 MAIN LEVEL PLAN SCALE: 1 /3" - 1'-O" L 0 1 1 - -3. U\-\\-- r . 1 f 1 0 <Mat _ --I e -0 0 9 ~ 3 10 m -1 - dult 151 0 199010 3 , 1,/ <43& # m L AQ ~ . :2 W& 1-7- tioff <0 - Im b I -1_ 1 0 - MR EL 4 â‚¬ ill Im 2" NE 1 \ZE= Llf 9'3 1 1 1 1 > .. -46mm=r , m-~~6 --ium-- H Â· m & ~1 14 ! fiL H X gra* 11 S E t Im <F 0Â£ 0 at m . 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't 1 EAST ELEVATION - SCALE: 1 /8" - 1'-O" 4 1 11-1 m 10 I Iii 1 - 1 08 lf) Â«T i 11 4 V . 10 Iii â‚¬ O =.,:,:1.== 0 0 { N011Â¥Am-12 NO!1Â¥Aa-la H.L'NON 941,~; / EXISTING MAN HOLE AND , ~ SEWER LINE / ALLEY ~ NOT IN APPARENT USE (to be improved to city etandarde) G G ~G G G M.H.~ 9 9 51 I 9 5 65 1 DHED TO BE KELOCATEP ' 19- 4/ 36'-113/an ALLEY BLOCK 4 ' ~ ~ -E '.~505 Â·9Jf-N l/lll , ~<4~~~ JRUSLA C C ' EXISTING 37.0" 6 5 ~, ~ | 30'-11 3/8 RELOCATED TRANSFORMER /111,11//f,./P 1900 A*-- , -r f l-# 7 -7 g 0/-A Ch TRANSFORMER SITS ON A 575' PAD 11~1/ w 1/////i///f ~ ~~ ~~~~| ~< - INA 5'XB' EASEMENT EXISTING, fi, Ad 4 2 ---2 E A k GS E 10" SFRU~E It -$14 - -- _ - - UZE Ge F ./.70-/ 1 231\ GE E J'2494 A,-All , 1 T---2 E R tr~ MINI *OÂ£10OLISH THIE#~~~OF SHED ~ , 0 i -3 - EXIaTING SHED TO aE RELOCATED 'MIN.~ SET ET 1 1---1 TO LOT 2 BACK Â·Â·Â·Â·Â·Â·Â·Â·Â·Â· ' 65 El MIN. 1 1 ACKf 3'-C" 1 E)(1*-4% SET 1 1 .J 7 51-011 I , 1 'GARAGE 1 MIN. EETBAC< BACK I .' '. '' L- L _ 1 G5E - i SET Â©11 7 F./7 ~ Â»-124-t=SumÂ° 1 1 r j h ~~ii_ ULAC 1 1 /1-8 031 1 MIrl, 1 ~ 7902 - 1 â‚¬ I E-ke 0 1 1-0 1 /1 BACK .0,111. e. JUNI~'ER LI-*WFI I ~ RE' 1 / \ l * 7898 11* f' 1 1 PROPOSED i 1 1 1 / NE 1 1 11 GROUPING OF LFROF03ED ~ 1 ~ ~ i RE~IDENCE ' COT-IONWOOD ~~~-NIEW ' / ~ ~ EXISTING L---=,, 1 ' 1 ~~4 ,@I-37JK,mit EXHIBIT 1% 1 HISTORIC 1 ENG APPLE , S . 91*8E RELOCATED Â® ~42'>f BITE 26#' I '9 1 COTTAGE '+ All_-P,stimil 2/ I. e Awl;,51 1 I BITE 2A 4 *~CU 34; .1 h ' 3'-C' 1 I 1 Â»-->.1 1 )7,0/41Â»19 1 11./ 1 3 / 1 -#-7904 111 1 1 1 1 ~ WATER BERVICE 1 i 1 1 1 1 1 //1 \ 1\ 1 1 1 1 1 1 / 59'-117/8 1 +~--~ b I W 1 1 28'-23/8' ~ ~ ---~ ~ /~ i ~Q~ LOT AREA ~'UTERUU 1 1 1l 1 1 1-/ 1 L+---u------1 1 L.~ - - ill - . \FROPOSED LILAC TREES 4-lh. 'LOT SPLIT - w-Loi-1- 0/ LINE B / M i 4200 ef LOT Â¢IAEA ~ / EXISTING DKNKILGE 7 --Â»ROFOeFF?L~ 11 -7905 1 / INLET AND RETAIN'G ~ ~~--5~~E LOT SFLIT j ~ # WALL //4-/ 1 LINE A I - -1 - 7904 - W 4/rZ_ _ -- 1 -- I- -1 - ---- -I -- W 0 9 NEW SIDEWALK (5') ABANDON CURB CUT AND DRIVEWAY 7906 - 1 In- FACE~ OF EXISTING CURB ~ 1 3- . .- 1 1 1 =-=--2=1Â£41% 1 - \Aj 920 WEST HALLAM 1 1 1 =tle&=CB 1 18'-0" LINE OF 6 EXISTGON DEVELOPMENT PROPOSAL 1 STREET PARKING PLACES ~WEST HALLAM 5TKEET w w SITE PLAN RIGHT OF WAY WIDTH 74,17 1 Scale: 1" = 10' Date: 12/17/97 CENTEK LINE OF RIGHT OF WAY - 1-JITE PLA/1 VEKIFY LOCATION OF WATER MAIN | W W W Wg~ W W W W W W 2\ Zt /CALE: 1" = 10' JAKE VICKERY ARCHITECTS P.C. ly, TA 100 SOUTH SPRING ST. #3 - 1 8 /'1 r.- r~.1 8 7r) C~ n l A-4 i /07 ie ~ > NEWSÂ¥ 6-9 3Nll AL q MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director- Julie Ann Woods, Deputy Planning Directolf~ j FROM: Amy Guthrie, Historic Preservation Officer RE: 130 S. Galena, City Hall- minor review DATE: November 24, 1997 SUMMARY: HPC recently approved the installation of two skylights on the north side of City Hall. The skylights were requested in order to improve the working environment on the third floor of City Hall, which has a large number of staff people. The skylights are successful in that they make a great improvement in the office space and blend in well with the roof surface so that they are not particularly visible. The City now requests HPC approval to install two of the same skylights on the south side of the building, as shown in the attached drawing. APPLICANT: The City of Aspen. LOCATION: 130 S. Galena Street. 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 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 install two skylights on the south side of City Hall. The skylights will be close to flush with the roof and dark in color to blend in with the shingles. The skylights will be located as shown on the attached drawing. No gutter will be needed to address drainage, as has been the case on the north side. 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 has no effect on 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 will not affect the historic significance of the building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The skylights which have been installed on the north side of the building have proved not to be visually intrusive. Staff finds that the same will be true of skylights on the south side of the building. 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. (Specmc 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 installation of two skylights as represented in the attached drawing. RECOMMENDED MOTION: "I move to approve the installation of two skylights on the south side of City Hall, as shown on the attached drawing." 0 0 - I- ~l- 1 lilli-- .g -111 . m~i.ii~.i-*-I~~~~~1-B=111111~1-E-~~~~~~~-E-~~~~-~ 2- '5~.Ill'-E-1111l~1-=- lilli.1~2=~ 111.11-2=1â€ž%2-5 - -1 Imal.,41**aN 2 +=mia-EfEEE- .1.11111'1111-m - - ~11111