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Home My WebLink Aboutcoa.lu.ec.114 Neale Ave.Historic Lot Split HPC17-98 , ..,.~ . ORDINANCE No. 16 (SERIES OF 1998) AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING A SUBDIVISION EXEMPTION FOR AN HISTORIC LANDMARK LOT SPLIT AT 114 NEALE A VENUE/17 QUEEN STREET (PARCEL 1, OF THE BOUNDARY AGREEMENT PLAT THEREOF RECORDED IN PLAT BOOK 13 AT PAGE 35, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO) ASPEN, COLORADO, AND DECLARING AN EMERGENCY IN ACCORDANCE WITH SECTION 4.11 OF THE ASPEN CITY CHARTER This ordinance has been adopted as an emergency ordinance in accordance with Section 4.11 of the City of Aspen Charter. The facts showinl: such urgency and n~ed are set forth below. WHEREAS, pursuant to Sections 26.88.030(A)(2) and (5), and 26.72.010(0) of the Municipal Code, an Historic Landmark Lot Split is a subdivision exemption subject to review and approval by City Council after obtaining a recommendation from the Historic Preservation Commission (hereinafter HPC); and WHEREAS, the applicants, Henry and Lana Trettin, have requested to split the 21,161 square foot parcel to create two separate single-family residential lots of6,001 square feet and 15,160 square feet; and WHEREAS, pursuant to Section 26.72.010(0) of the Municipal Code, the HPC reviewed the request at a properly noticed public hearing on May 13, 1998 and recommended, by a vote of 6-0, approval with conditions; and WHEREAS, the Community Development Department has reviewed the application and recommended approval ofthe Historic Landmark Lot Split with conditions; and WHEREAS, the Aspen City Council has reviewed and considered the subdivision exemption under the applicable provisions of Chapter 26.88 of the Municipal Code as identified herein, has reviewed and considered those recommendations made by the Community Development Department and the Historic Preservation Commission and has taken and considered public comment at a public hearing; and WHEREAS, the City Council finds that the Historic Landmark Lot Split, with conditions, meets or exceeds all applicable development standards of the above referenced Municipal Code sections; and WHEREAS, the City Council has declared an emergency in accordance with Section 4.11 of the City of Aspen Charter; and .....- WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the public health, safety and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1: That the City Council does hereby declare an emergency pursuant to Section 4.11 of the Aspen City Charter for the preservation of public property, health, peace, and safety of the City of Aspen and its citizens inasmuch as the applicant has represented that the consummation of a sale of the property is contingent upon receipt of final land use approval on or before May 28, 1998, and applicant was inadvertently misinformed by City staff that final approval could be obtained from the Historic Preservation Commission. Section 2: Pursuant to Sections 26.88.030(A)(2) and (5), and 26.72.010(0) of the Municipal Code, and subject to those conditions of approval as specified herein, the City Council finds as follows in regard to the subdivision exemption: 1. The applicant's submission is complete and sufficient to afford review and evaluation for approval; and, 2. The subdivision exemption is consistent with the purposes of subdivision as outlined in Section 26.88.010 ofthe Municipal Code, which purposes include: assist in the orderly and efficient development of the City; ensure the proper distribution of development; encourage the well-planned subdivision of land by establishing standards for the design of a subdivision; improve land records and survey monuments by establishing standards for surveys and plats; coordinate the construction of public facilities with the need for public facilities; safeguard the interests of the public and the subdivider and provide consumer protection for the purchaser; and, promote the health, safety and general welfare of the residents of the City of Aspen. Section 3: Pursuant to the findings set forth in Section I, above, the City Council does hereby grant a subdivision exemption for 114 Neale A venue/17 Queen Street with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: .~ .........~ a. Meet the requirements of Section 26.88.040(D)(2)(a) of the Aspen Municipal Code; b. Contain a plat note stating that development of the new/southerly lot created by the lot split shall be required to mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c) of the Municipal Code; c. Contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application. d. The two lots created by this lot split shall have a total allowable base FAR, on both lots combined, equal to 5,290 square feet of floor area prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). The applicant shall verify with the City Zoning Officer the total allowable FAR on each lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into one parcel (the northerly parcel) of 6,00 I square feet and a second parcel (the southerly parcel) of 15,160 square feet. Provided it is found by the Zoning Officer that no lot area reductions are required, the maximum allowable FAR on the northerly parcel would be 1,345 square feet of floor area (plus the potential for a 500 square foot floor area bonus if granted by the HPC), and 3,945 square feet of floor area on the southerly parcel. The information verified by the City Zoning Officer shall be included on the plat, as a plat note. 2. As a minimum, the subdivision exemption agreement shall include the elements outlined in Section 26.88.050 of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.88.030(A)(2)( e). 3. Prior to issuance of a Certificate of Occupancy on either lot, the applicant shall sign a sidewalk, curb and gutter construction agreement and pay the applicable recording fees. 4. All material representations made by the applicant in this application and during public hearings with the City Council shall be adhered to and shall be considered conditions of approval, unless otherwise amended by City Council. Section 4: If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such provision and such holding shall not affect the validity of the remaining portions thereof. Section 5: This Ordinance shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 6: A public hearing on the Ordinance shall be held on the 27th day of May, 1998 at 4:30 P.M. in the City Council Chambers, Aspen City Hall, Aspen Colorado. INTRODUCED AND READ as provided by law, by the City Council of the City of Aspen on the 26th day of May, 1998. John Bennett, Mayor ATTEST: Kathryn S. Koch, City Clerk APPROVED AS TO FORM: John Worcester, City Attorney FINALLY, adopted, passed and approved this _ day of ,1998. John Bennett, Mayor ATTEST: Kathryn S. Koch, City Clerk c:\homelrnitchh\oouncil\nealllOrd.doc / I SCol.l.! , ,_ ... :...r .. .. .. - ~ 'r\,~ c.. '" .. ~~ f!l ~ -: L..:.r.;"c ~ ~c ,=; . ,.... nIIN!' ~ ..;II ...._ ....~~I_.~.,.,Ift'... 4U'~ __ ""119I _ ..- I" 1MI ,....". _ ~. ~fItat.1W _I___~~.("""'!'e ..-r ~ 1_' ... "'.."., _.............._w .1,..3...... - ...... ~ ....... \_.... ____ ___ u_ . cs.~TIFICAT10N r. -.-w. ---. _-..~..... ,---"t.aCIt'1_aII'fIl'tcUR _.-...- MW ""1.......-- "'" . . __ "-'1'. ... ~ IT '8 .. '!'e ."1&1- .... ... ~ 1 ,. ..... --. . ..... ~... u-. .....- l8n", --,- ._..'---...;~"..~,...- .' 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'" \ '\.. c.tee\;.~ ~ - / , .' - , , = , - ,..., ill '-:: :~ i~ i .-: , - '. - - 17 QIJEEN STREET vlCINITY I L.OCATION MAP ( . - , ~ ~/ ~ / ,- 0, '. --- \0 ,- :~, f~ ;;: Aspen ~, _G~ "1"\..c-5 "'.. -- "'.. -.. G-3 C-H- '7 1_;"74 .....:-5 c...; , ~J,J A TO: MEMORANDUM The Mayor and City Council ~ Amy Margerum, City Manager John Worcester, City Attorney /::1' Stan Clauson, Community Development Director cY-". Julie Ann Woods, Deputy Director Mitch Haas, Planner~ 114 Neale Street, Historic Landmark Lot Split --- First Reading of Ordinance No,1l:L, Series of 1998, THRU: FROM: RE: DATE: May 26, 1998 SUMMARY: The applicant is seeking approval of an Historic Landmark Lot Split. The property received HPC approval for an historic landmark lot split (Resolution No, 3, Series of 1997) as well as for a subsequent amendment to that lot split (approved October 8, 1997); however, since the plat ratifying said approvals was never recorded, the approvals have expired, The approvals were granted improperly because the City Charter does not give the HPC authority to approve the subdivision of land or to adopt ordinances, both of which are powers necessary for the approval of lot splits, The property has a gross area of 21,161 square feet. In a manner consistent with the original approvals, the applicant is seeking to divide the property into one parcel of 6,00 I sq, ft, which would contain the historic house and another parcel of 15,160 sq, ft, on which a new house would be built in the future, Per Ordinance No, 41, Series of 1996, which extended the historic landmark lot split provision to the R-15A zone district (including 114 Neale Street), the FAR which would have been allowed for a duplex on the original parcel may be divided between the historic building and new house, The allowable FAR for a duplex on a lot of 21,161 square feet in the R-15A zone district is 5,290 square feet, exclusive of any potentially applicable lot area reductions, The current request, like the original approvals, would allocate 1,345 square feet of floor area for the historic house and 3,945 square feet of floor area for the new house, Community Development Department staff, along with the HPC, recommends that City Council approve the proposed lot split with the conditions outlined in this memo. APPLICANT: Henry and Lana Trettin, represented by Robyn Glendhill, LOCATION: 17 Queen Streetll14 Neale Street, which is located on Neale Street between King Street and Queen Street (across Queen Street from Herron Park), ZONING: R-15A PROCEDURE: Historic Landmark Lot Splits, like all lot splits and subdivisions, must obtain final approval via adoption of an ordinance by City Council. Pursuant to Section 26,72,010(0) of the Land Use Code, "the development of all lots created pursuant to section 26,88,030(A)(5) shall be reviewed by HPC at a public hearing," The Land Use Code defines "development" to include "the subdividing of land into two (2) or more parcels," Therefore, the proposed lot split must be reviewed at a public hearing by the HPC in order to obtain the HPC's recommendation to City Council. In total, the Historic Landmark Lot Split is a two- step process: step one is a public hearing before the HPC in order to obtain their recommendation, and step-two involves conducting two readings before City Council (with a public hearing at second reading) in order to obtain a final decision regarding the proposed lot split. PREVIOUS ACTIONS: The HPC reviewed the current proposal at their normally scheduled meeting of May 13, 1998 and recommended, by a vote of 6-0, approval of the proposal with the conditions suggested by staff, As explained in the "Summary" section of this memo, above, the subject property has improperly received HPC approval for an historic landmark lot split (Resolution No, 3, Series of 1997) as well as for a subsequent amendment to that lot split (approved October 8, 1997); however, since the plat(s) ratifying said approvals was never recorded, the approvals have expired, Nonetheless, the approvals were granted improperly because the Municipal Code does not give the HPC authority to approve the subdivision of land or to adopt ordinances, both of which are powers necessary for the approval of lot splits, The current request is very similar to the requests previously "approved" by the HPC, REVIEW STANDARDS: All Historic Landmark Lot Splits must meet the requirements of Section 26,88,030(A)(2) and (5), Section 26,100,050(A)(2)(e), and Section 26,72,010(0), Section 26,88,030(AJ(2i Subdivision Exemntions Lot Split, The split of a lot for the purpose of the development of one additional detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14,1977, is exempt from full subdivision review provided all of the following conditions are met. a, The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the city council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Response: The property is not located within a previously approved subdivision, and the lot predates the city's adoption of subdivision regulations, b, No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district, Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26,100,040(A)(1)(c) [this citation is incorrect and should actually refer to Section 26,100,050(A)(2)(c)], Response: The proposal calls for splitting one lot into two, The two resulting lots would conform with the dimensional requirements of the underlying R-15A zone district, with the exception that the historic house has already received a setback variance and parking space 2 variance from the HPC. Pursuant to Section 26,1 OO,050(A)(2)( c), the newly created lot will have to mitigate for affordable housing by providing either an Accessory Dwelling Unit (ADU), paying an affordable housing impact fee, or placing a resident occupancy deed restriction on the home, c. The lot under consideration, or any part thereof. was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26,JOO,040(C)(J)(a) [this citation is incorrect and should actually refer to Section 26,lOO,050(C)(3)(a)]; and Response: The property in question has not been the subject of any prior subdivision exemption application or approval, other than for the same proposal. The property has received Historic Lot Split approval as well as approval of an amendment to that approval, but the required plats were never recorded, thereby rendering those approvals null and void, The expiration of the previous approvals has left the property in its original, undivided condition, d, A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26,100, Response: As a recommended condition of approval, a subdivision plat and subdivision exemption agreement shall be reviewed by the Planning and Engineering Departments for approval and recordation within 180 days of final land use approval. The plat and the agreement shall include a prohibition against further subdivision and a requirement that additional development comply with the applicable provisions of the Land Use Code, Failure to record the plat and agreement within 180 days shall nullify the approval. e, Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder, Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause, Response: The language of this criterion is included as a recommended condition of the subdivision exemption approval. Also, see response to the previous criterion (d), f. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split, Response: No dwelling units will be demolished, g. Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home, 3 Response: The applicant represents that, besides the existing structure (one unit), a total of one (I) additional unit will be created, The end result would be a total of two single family residences, or one per lot, Section 26,88 030(AJ(S,! Historic Landmark Lot Sulit The split of a lot that is a designated historic landmark for the development of one new single-family dwelling shall comply with the following standards: a, The original parcel shall be a minimum of 9, 000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district, Response: The parcel is 21,161 square feet and is located in the R-15A zone district. b, The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat, Response: The allowable FAR for a lot of 21,161 square feet in the R-15A zone district is 5,290 square feet, exclusive of any potentially applicable lot area reductions, plus a possible FAR bonus of up to 500 square feet from the HPC, This FAR would be divided between the two parcels as follows: 1,345 square feet of floor area would be allocated to the northerly lot with the historic house (plus the potential for an additional 500 square feet via a bonus from HPC), and 3,945 square feet of floor area would be allocated to the southerly lot for the new house, The breakdown of these allocations shall combine to a total of 5,290 square feet of floor area (exclusive of bonuses), and the allocations per lot shall be indicated on the final plat, See recommended conditions of approval. c, The proposed development meets all dimensional requirements of the underlying zone district, HPC variances and bonuses are only permitted on the parcel that contains a historic structure. Response: The historic house has already received a setback variance and parking space vanance, All other dimensional requirements of the R-15A zone district shall be complied with, Section 26,JOO,050(A.J(2)(~) GMQS Exemution bv the Community Develoument Director Historic Landmark Lot Split Pursuant to Section 26,1 00,050(A)(2)( e) of the Municipal Code, the construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split shall be exempted from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings, Response: An exemption by the Community Development Director will be processed following approval of this application, 4 , " Section 26, 72, 01 O(G), Historic Landmark Lot Split The development of all lots created pursuant to Section 26,88,030(A)(5) shall be reviewed by HPC at a public hearing, Response: This was done at a noticed public hearing on May 13, 1998, RECOMMENDATION: Staff and the HPC recommend that City Council approve the application with the following conditions: I, A subdivision plat and sU,bdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause, As a minimum, the subdivision plat shall: a, Meet the requirements of Section 26,88,040(D)(2)(a) of the Aspen Municipal Code; b, Contain a plat note stating that development of the new/southerly lot created by the lot split shall be required to mitigate for affordable housing pursuant to Section 26.100,050(A)(2)(c) of the Municipal Code; c, Contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application, d, The two lots created by this lot split shall have a total allowable base FAR, on both lots combined, equal to 5,290 square feet of floor area prior to consideration of potentially applicable lot area reductions (i,e" slopes, access easements, etc,), The applicant shall verify with the City Zoning Officer the total allowable FAR on each lot, taking into account any and all applicable lot area reductions, The property shall be subdivided into one parcel (the northerly parcel) of 6,001 square feet and a second parcel (the southerly parcel) of 15,160 square feet. Provided it is found by the Zoning Officer that no lot area reductions are required, the maximum allowable FAR on the northerly parcel would be 1,345 square feet of floor area (plus the potential for a 500 square foot floor area bonus if granted by the HPC), and 3,945 square feet of floor area on the southerly parcel. The information verified by the City Zoning Officer shall be included on the plat, as a plat note, 5 2, As a minimum, the subdivision exemption agreement shall include the elements outlined in Section 26,88,050 of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26,88,030(A)(2)( e), 3, Prior to issuance of a Certificate of Occupancy on either lot, the applicant shall sign a sidewalk, curb and gutter construction agreement and pay the applicable recording fees, 4, All material representations made by the applicant in this application and during public hearings with the City Council shall be adhered to and shall be considered conditions of approval, unless otherwise amended by City Council. RECOMMENDED MOTION: Number _, Series of 1998," "I move to approve the First Reading of Ordinance CITY MANAGER'S COMMENTS: EXHIBITS: Exhibit "A" - The submitted Land Use Application 6 Memorandum TO: Mayor and Members of Council FROM: John P. Worcester DATE: May 20, 1998 RE: 114 Neale St. Historic Landmark Lot Split - emergency ordinance .................................................................. This memo is an attempt to explain the reasons for requesting that this item be adopted as an emergency ordinance, The application is for a historic landmark lot split. As you will recall, the Land Use Code was amended twice recently to allow these types of lot splits to proceed as an exemption to the normal subdivision process, First, the Code was amended to permit such lot splits in the R6 zone district, and then more recently, to allow them in the R-15 zone district. During the discussions that led up to both amendments, it appears from the record that everyone intended that these lot splits be reviewed by the HPC (since they involved historic landmarks) and also approved by the HPC, The Code, however, was not properly amended to alter the procedures required for such lot splits to specifically authorize the HPC to grant such approvals, When the applicant in the instant case came to the Community Development Department to process their application, staff was under the impression that the recent Code amendments gave to HPC the final authority to grant historic landmark lot splits and so advised the applicant. The applicant has indicated that plans to consummate a sale of the property was tailored around obtaining HPC approval and did not consider the need for City Council approval, Even if the intent at the time of the Land Use Code amendments was to grant to the HPC the authority to approve historic landmark lot splits, such authorization would have been prohibited by the City Charter. The Charter contains a provision that requires all approvals that affect land to be adopted by ordinance, Thus, the applicant was advised of this requirement. The City Charter authorizes the City Council to adopt ordinances as emergency measures if it determines that an emergency exists "for the preservation of public property, health, peace, or safety," What is an actual emergency is within the discretion of Council. Courts are very reluctant to try to second guess the legislative body that declares an emergency, Staff has suggested adopting 1 " this ordinance as an emer'gtl\cy measure to accommodate the applicant who was inadvertently misled by staff regarding the proper procedure and to avoid a financial loss for the applicant. Jake Vickery has a financial interest in this application and thus, the question may be raised whether City Council is doing him a "special" favor that it would not otherwise give to any other applicant in a similar situation, I think it is fair to say that staff would try to accommodate any citizen who was caught in Jake's predicament, especially if staff was part of the cause for the predicament. A City Council member should not receive favorable treatment, but at the same time, should receive no less than we would give to any other citizen, For these reasons, I do not believe it is inappropriate to accommodate the request. An emergency ordinance requires the approval of four members or the unanimous vote of all members present, whichever is less, Because Jake will not participate and Terry may not be present, the ordinance will need the affirmative vote of all three members in attendance, An emergency ordinance may be passed without a public hearing, However, staff has asked the applicant to duly notice the hearing by re-sending a mailing and to contact any neighbors that attended any of the HPC meetings regarding the lot split. If you have any questions regarding the above, please let me know, cc: Community Development Department City Manager 2 RE: JANUARY 14 HPC CONCEPTUAL REVIEW OF 114 NEALE STREET Our property abuts the Trettin property along the line where a 5-foot rear yard setback variance has been requested, We stronr!lv obiect to the approval of that yariance. We cannot see one good reason why it should be granted. One main issue is still, as it was the last time this issue carne up before the HPC, the trees in- volved that would have to be removed. There are pine trees, aspen trees and other shrubbery along that property line that serve as a screen/fence between the properties, It's in the plans that the digging for a foundation will take another 5 feet beyond the building so construction would involve digging right to our property line, This would damage trees along my property line and the ones on Trettin's property would have to be removed completely, ' The Trettins have already removed trees 50-60 feet tall when they originally remodeled the "Crockett House." In addition, they removed trees thev were particularlY advised not to touch by this HPC, some of which were on City property, for the purpose of parking a car. They not only, removed some of the natural growth (service berries, etc.) on my property and City property, but also destroyed an original BLM corner marker cap in their hurry to get the trees ripped out with big machinery. They never bothered replacing that cap to date nor have they suffered any conse- quences for the illegal removal of those trees, Also, according to sworn testimony in court by Cunningham, Mrs. Trettin gave Mr, Cunningham permission to top and to strip the branches off several of the trees on City property and one on my property, We cannot understand why our property and trees should be compromised and suffer consequences because someone else is here to make a fast buck on the property they own, especially when they don't even live here. In fact, WE RECOMMEND THE SET BACK SHOULD BE r fr 1 r:EN FEET RATHER THAN FIVE, There is no reason to believe the Trettins will abide by any requirements or restrictions imposed by the HPC in order to grant the variance, These are people who do exactly as they please and do not respect laws or regulations when they are in their way, For the short time they lived on the property, they "terrorized" the neighborhood. As already noted, they felled trees they were specifically not to touch; they regularly drive out the wrong way on the one-way King Street; they park right next to the fire hydrant; they ignore leash laws with no regard to the safety of individuals in the neighborhood; and in winter, until forced by the City to remove it, the snow stays on their sidewalk, Their builders were allowed to come on my property with equiprnent for their original building project with the stipulation that they would repair damage done, which of course was totally ignored, It's interesting that this same request is coming up after it was already denied to a prospective buyer of this house, Sincer~y, .r . c: 925 A:::;-,./ S;', Property owner and concerned residents next to the property line 9us ~)'.At ~ ' oC'",,~ c.~ Cf35 I{'-~ J'CuLt _ ~-t ~~r '13-5 k!",&- Stek&i - .;J,">1rl a:'1~...v- .j .' 4c~- \'-'N,," t/~5 lONe.., S, We hope and plead that you will take this into consideration. q D 2.13 OV<.ie"V .:fr 111 A K . VICKERY January 14, 1998 Amy Guthrie Historical Preservation Officer Aspen Community Development Department City of Aspen 130 South Galena Aspen, Colorado 81611 100 SOUTH SPRING ST. #3 POST OFFICE BOX 12360 ASI'EN,COLORADO!l1612 T1;U'I'HO!';F I FACSI\1]LE (970) 92:;-3660 RE: Additions to 114 Neale Street Significant Review Dear Amy, Please table our application for the above referenced project until the January 28, 1998 meeting of the HPC to allow us further time to address HPC's concerns, Thank you, Sincerely, ~ry MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Outhrie, Historic Preservation Officer RE: 114 Neale Avenue- Final (garage only), worksession on proposed addition DATE: November 24, 1997 SUMMARY: HPC granted conceptual approval for a carport, including a sideyard setback variance on October 21, 1997, Attached are the drawings submitted for final approval, The carport is shown as a garage because the owner feels that a carport does not meet their needs, Staff recommends approval as submitted, The applicant is continuing to explore a solution for the proposed addition on the south side of the house, APPLICANT: Henry and Lana Trettin, represented by Jake Vickery Architects, LOCATION: 114 Neale Avenue, ZONING: R-15A. 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. 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, 1 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: When the historic cottage was moved from its original site (down the hill) to it's present location, the intention was that it would be a guest house. No real provision was made for parking since it would be accessory to the main house, which has to be built in the future. Now that the cottage will be owned separately, the owner has requested approval for a single car garage, including some storage, HPC granted conceptual approval for a carport, including a setback variance finding that this is the most appropriate location in order to avoid visual impacts to the historic cottage and to avoid a curb cut on Neale Street. Staff recommends the garage design be approved as submitted, While HPC indicated some preference for a carport, the owner wishes to construct an enclosed garage, Staff finds that this is a reasonable request and that the design for the garage is compatible with the existing building, 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The project is located in a neighborhood where several Victorian houses have been remodeled for continued use, 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 detract from the historic significance of the designated structure, 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof, Response: HPC considers this one of the best preservation efforts and renovations in Aspen, The preservation of the historic cottage was a great success in itself, and the design of the new garage does not compromise the success of the project, and is very much in keeping with the character of the home, 2 Ordinance #30 The proposal is in conflict with one area of Ordinance #30; garages. 1. Standard: Oarllies: All portions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade a minimum often (10) feet. Response: Staff recommends that HPC waive this standard finding that this is the best location for a garage given the location of the historic house and the desire to avoid a curb cut on Neale Avenue, ALTERNATIVES: The HPC may consider any of the following alternatives: I) 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, recommendations should be offered) (specific 4) Deny Development approval fmding that the application does not meet the Development Review Standards, Recommendation: Staff recommends HPC approve the application as submitted, Recommended Motion: "I move to approve the application for a garage at 114 Neale Avenue as submitt d," ~ 3 1 ~ \'0 ~,,~J~?'\~ \~ ~OlNl.f ~ ~i f'~ ~ II I i oJ. ,~f';;t~-~,--~ ' .0 .___~..~---==-- , #- . " , , , -\1 i_-. 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'\ . , Ii! i \:\:, ,,~! '_:1.....,\ . r ~ '\ '~::r ,\ g I ~5~!! / ~ ! ~ -~~ i~l\ ~ 4- Of' ~ l~ \1 ~ I ~ ~ ~ L J --, ,.. I ...-.- I~ .......... - II -~I IN , :~~ I ~ 1 i _ . ~ ~~ F III ()) ~ ~r l~~ .~ '- "- q cR:~ FROM : THE SC !/ART GROUP ?HC~iE 'iO. : 303 945 5023 o - V' \.;t --.:s "," -ot'-r :r&~ . I I, I i I Li! !p~ I] I: i I ( I', I!, i I I' .-1 L ' II \ \ , :\~ i i 1iF-- ~ i ill~ .ult~1 I n--' ,._,.,____.....1. ~~',~__.u "'II 1'1 I l. J _._ --I I I l .......... I I ,=122. ~ ~ ", ~~ ~ --- 't\: ~ ~ -.--., i ~ ~~ <:~ -~ ~n FROM : THE sel/ART GROUP PHONE HO. : 303 945 5023 ,.., ,- ~(:~. ~ \L~ ~~ ~l~~ ~~~~ ...-..... .,0" ." . \.,' ,I rr:."'" ~ - ". c:/>]) ,.... "..- ", ~ ~ -- P01 . ", .: ]\ .., ,~., ;?_\ --. ,---... ~ \- \ , ~() : ~ \ iQ; ~ ~\ + :>, '-- I . ..--.....11 -- . . . 114 Neale Street HPC Conceptual Review - Amendment Responses to HPC Comments VICKERY Jake Vickery Architects 11/20/97 100 soorn SPRING ST. It3 POST OFFICE BOX 12360 ASPEN,COLORAOO81612 TELEPHONE I FACSIMILE (970) 925-3660 At the meeting on October 22, 1997 regarding this project, the HPC provided the following three clear directives for this project (responses follow in italics): 1. Location of master bedroom element too crowded against existing forms - study sliding master bedroom pod farther south to end massing composition and provide better scale and defined courtyard space. RESPONSE: The master bedroom pod has been shifted south 8 feet and shortened 4 feet to protrude into yard area, The master bath has been rotated and shortened to 12 feet on the west elevation to reduce its mass, 2. Mass of pyramid too much - reduce width, study gable roof, and simplify form of master bedroom element to reduce its prominence. RESPONSE: The form of the master bedroom pod has been changed to a gable shape so it acts as an end piece in a barbell, It has also been narrowed from 16 feet to 14 feet in width and its height is proportionately lower to reduce its prominence and better balance the formal composition of the project, 3. Addition too complex - simply forms and roofs and elevation treatments. RESPONSE: Initially we proposed a substantial amount of flat roof for the additions to this project, However, after much study, we now feel that, on this project, the use of the flat roof should be kept to small adjunctive and interstitial areas ("hyphens'} between forms and not used on the actual forms themselves, Consequently we have reintroduced the familiar and vernacular gabled roof form for both the garage and the master bedroom additions, The roof shape, intersections, and components have been simplified to a basic elongated cross gable shape, CARPORT/GARAGE: In addition, after revisiting the carport concept, with particular regard to project requirements for shielded, secure and heated storage of miscellaneous items as well as one car, which it did net satisfy, we have returned to a one car garage as in the original program, 1Y ~. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Outhrie, Historic Preservation Officer RE: 114 Neale Street, Historic Landmark Lot Split DATE: October 8, 1997 SUMMARY: The applicant has received HPC approval for a historic landmark lot split. and wishes to revise the approval, The property is 21,161 sq ,ft, It was approved to be divided into one parcel of 6,000 sq, ft, which would contain the historic house and one parcel of 15, 161 sq, ft, on which a new house will be built in the future, Per Ordinance #41, Series of 1996, which extended the historic landmark lot split provision to the RI5A zone district (including 114 Neale Street) the FAR which would have been allowed for a duplex on the original parcel may be divided between the historic building and new house, The approval had provided 1,200 square feet for the historic house and 4,089 square feet for the new house, The applicant now wishes to make the northern parcel, which contains the historic house, larger. Its size will be approximately 7,000 square feet with an allowed FAR of 2,145 square feet. The southern parcel will be approximately 14,160 square feet with an allowed FAR of approximately 3,644 square feet. This request includes a 500 square foot FAR bonus previously granted to the property, The applicant is still developing plans for a remodel of the existing house, Input from HPC will be sought at this meeting, Plans have not been developed at this time for a new residence on the southern site, In the future it will be brought to HPC as a significant development review, APPLICANT: Joel Ehrenkrantz, represented by Jake Vickery, LOCATION: 17 Queen Street. ZONING: RI5-A REVIEW STANDARDS: The Historic Landmark Lot Split shall meet the requirements of Section 26,88,030(A)(2) and (5), Section 26.l00,050(A)(2)(e), and Section 26,72,010(0), Section 26.88.030(A)(2). Subdivision Exemptions. Lot Split. The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14,1977, where all of the following conditions are met. a. The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the city council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Response: The lot has not been subdivided previously, b. No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26,100,040(A)(l)(c), Response: Two lots are created, both of which conform to the requirements of the R- 15A zone district. An Accessory Dwelling Unit or cash-in-lieu payment will be required for the new residence, c. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions- of this chapter or a "lot split" exemption pursuant to Section 26.l00,040(C)(l)(a); and Response: No previous lot split exemption was granted, d. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26,100, Response: The filing of said subdivision plat shall be a condition of this approval, e. Recordation, The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause, Response: The filing of said subdivision exemption agreement and plat shall be a condition of this approval. f. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Response: No dwelling units will be demolished, g. Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home, Response: The applicant represents that a total of two units will be created, Section 26.88.030(A)(5). Historic Landmark Lot Split. The following standards must be met: a. The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district. Response: The parcel is larger than 13,000 square feet and is located in the R-15A zone district, b. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Response: The duplex FAR which would have been allowed for the fathering parcel, which in this case is 5,289 square feet plus a possible FAR bonus from HPC, will be divided between the new parcels, The applicant represents that 2,145 sq,ft, will be allocated to the 7,000 square foot lot containing the historic landmark, including the FAR bonus of 500 square feet. The new lot will contain a single family residence which may be up to 3,644 square feet. c. The proposed development meets all dimensional requirements of the underlying zone district, HPC variances and bonuses are only permitted on the parcel that contains a historic structure, Response: The historic house has already received a setback variance and parking space variance. An FAR bonus has been requested, Section 26.100.050(A)(2)(e), GMQS Exemption by the Community Development Director, Historic Landmark Lot Split. The construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to section 26,88,030(A)(5) shall be exempted from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings. Response: An exemption by the Community Development Director will be processed following approval of this application, Section 26.72.010(G), Historic Landmark Lot Split. The development of all lots created pursuant to section 26,88,030(A)(5) shall be reviewed by HPC at a public hearing, Response: This meeting is a noticed public hearing. ALTERNATIVES: The HPC may consider any of the following alternatives: I) 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: Staff recommends HPC approve the application with conditions, Recommended motion: "I move to table the Conceptual review for 114 Neale Street to October 22, 1997, I move to approve a Historic Landmark Lot Split for 17 Queen Street with the following conditions: 1. The property shall be subdivided into one parcel of 7,000 square feet with an assigned FAR of 2,145 square feet, and a second parcel of 14,160 square feet, with a maximum FAR of 3,644 square feet. 2, A subdivision plat as described in Section 26,88,030(A)(2)( d), must be filed, 3, A subdivision exemption agreement and plat as described in Section 26,88,030(A)(2)(e) shall be filed," ...' ' P.4/4 ' 1~ QUEEN STREET _~BIT 4 t \, ~II . ~' ~ ~ ~.~~U ~~~~,~ t. ~~_ il~~~ ~: \ao.'l ""\ , ~ -- _- A Z" r.I f!lfii HSngN3aO~ NILL3~L 89:89 L6-9~-99 J'I'INe7''ff o :z: ;a '\I \\ , " \ \ 0"' -a 'In ~" \ ~ ' , ,,~~~,-\'-,- \ '- ' ' , . \', ........ -\- \ \ ..\ ", . t -:- \, 'f~ ---- -, TI':'r " '~'1-' . ~ ~ .. \ --<Z-, t' ... \ ", " "'...... _ _.L. --. \ \ " \.'{ -~ ~.%- .' ,1'-'<. -.,'"___', \ ~ /1.:.lr"k~ 1 \ .. '.... ..... '-.. fl.U \ \, '{ l \~\~ ~: ~ '-- \ "\ ~:,\ -~~ 1-\)~\',~ ~Hl1dS~~'~~~\.-~ ~\ ~\.:''\ \" \\\11\ IA.L .......-r, _ ~'~, --'-""'-:-_~ '". -- l7'\ '. ~ I' i \ '.... -', - ---'" . ~- .' ~ ~':~. -~ .. -~~~..." ~... ~ \,.." , ... ,oit~\, \ ,....,~- y\~. \\ \lib \ - \-', ~ < '<-....~.. r.r~10 . . - ~~:'..;, ',"', -","\ ......"""'~~O& ~, "'t'..-':r' ' " "'l "a.... ~ ",r~ , '~ ; , '....'.4- - '......:~~~ ~ . ' \ .... ~ ,- - '\ .S.-,~~~-----,~. . .~~ . . l__....-' , y~>>-/'7.1.-='7',..,~ ' ~;-"., ~ -1 \ C1': ~ S~_ ' -~~ I - \ .-,."\co ' ~ \ \ I \ \ i I~ 1 \.')~ ,\ \ '~ ,'\ 4~":' 'c=l~' i" ..,\,~::.......r:.~r:= _r..:JI""'f'-:srQ~r.:-:,~h \ _ . ..~:"'O . ~J-..;I" 4------t"---- -..:..I; , I , , , , .. , i. '. '7,.,...1' AkTC;fifi~9T~t_aI \ \ ..j =;~ 2~~ ho 'Ii"S ..."- ",ia' =115. Bi58 Sgz =8~ ... .. ..~.. '2 ,~ ~ '~ 'oS' ;J . .i' ei ~ -. (.) I u\ zS ~ o 1 'i (.) ~ .~\ '&: ~ " ~$'a 'J't;t ~' \~ ----7'---------'--.,-'--" . \ "" . ~~. 'y S '1' It E\E l' · , ~< 1<. J ~ .9., ''OJ ......... t \ \' ~ I, ~; I , ~b_ '- '- iI , i--- " ~ . ~. ~ (" '< ~ ~ 1"\'. , \", , 'fA " l ~, ,\ , !; "" ,-- - " '.;/ -- \ " -- L - , '. . . "- "- "- , - 10 ,----.~ \. - '- '~ ", " ............ PUBLIC NOTICE RE: JOEL EHRENKRANZ, HPC CONCEPTUAL APPROVAL NOTICE IS HEREBY GIVEN that a public hearing will be held on October, 8, 1997, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in the Sister Cities meeting room, basement of City Hall, 130 S, Galena Street, Aspen, Colorado, to consider an application submitted by Joel Ehrenkranz requesting HPC Conceptual approval and a revision to their historic landmark lot split approval, The proposal is to subdivide the existing property into one lot of approximately 7,000 square feet, with an allowed floor areaof2,145 square feet, and a lot of ' approximately 14,160 square feet with an allowed floor area of 3,644 square feet. This request includes a 500 square foot area bonus previously granted to the property. The applicant also proposes to construct a garage of approximately 300 square feet on the north side of the existing square house, including a variance request of 9 feet on the rear yard setback. An addition of approximately 1300 square feet is proposed on the south side of the house, requiring a 5 foot rear yard setback variance, The property is located at 114 Neale Street. For further information, contact Amy Amidon at the Aspen! Pitkin Community Development Department, 130 S. Galena St., Aspen, CO. (970) 920-5096. s/Suzannah Reid. Chair Aspen Historic Preservation Commission Published in the Aspen Times on September 20,1997, City of Aspen Account . 111 . K E October 15, 1997 VICKERY Amy Guthrie, HPO Aspen Community Development Department City of Aspen 130 South Galena Aspen, Colorado 81611 100 SOUTH SPRING ST. #3 POST OFFICE BOX 12360 ASPEN,COLORAD081612 TELEI'HO'JE I FACSIMIl.E (970) 925.3660 RE: 114 NEALE STREET (AKA 17 QUEEN STREET) APPLICATION FOR CONCEPTUAL REVIEW PROPOSED ADDITIONS AND VARIANCE REQUEST Dear Amy, Please find attached our site specific land Use Application for Conceptual Review of the above referenced project. Information provided for Review: 1, Application Form 2, Supplement to HPC Development Application Form 3, Application Summary - Project Description and Statement of Compliance with Review Standards for HPC Conceptual Review 4, Ordinance #30 Compliance 5, Neighborhood Context Map 6, Residential Design Checklist 7, Photographic panorama 8, Vicinity Map 9, Survey 10, Disclosure of Ownership - on file 11, Owner's Authorization to Represent - on file 12, 1 set of 11" x 17" copies of all drawings including existing and proposed site plans including proposed building materials, s~ Jake Vickery, Architect 17Qcdap,doc LAND USE APPLICATION FORM 1, Project Name: ADDITIONS TO LOT 1 - 17 QUEEN STREET HISTORIC LOT SPLIT 2, Project Location: 114 NEALE STREET, ASPEN (SEE ATTACHED LEGAL DESCRIPTION) 3, Present Zoning: R15A 4, Lot Size: APPROX 7,000 SF 5. Applicant's Name, Address & Phone JOEL EHREN KRANZ 17 QUEEN STREET ASPEN, COLORADO, 81611 925-5634 6, Representative's Name, Address & Phone # JAKE VICKERY ARCHITECTS 100 SOUTH SPRING STREET #3 ASPEN, COLORADO, 81611 970 925-3660 7, Type of Application (Please check all that appiy): , . Conditional Use Conceptual SPA K-Concept Historical Dev, Special Review Final SPA _Final Historic Dev, 8040 Greenline Conceptual PUD _Minor Historic Dev, Stream Margin Final PUD _Historic Demolition Mountain View Plane Subdivision _Historic Designation Condominiumization Text/Map Amendment _ GMOS Allotment _ Historic Lot Split _GMOS Exemption -X..Ordinance 30 Review 8, Description of Existing Uses (number and type of existing structures; approximate sq, ft,; number of bedrooms; any previous approvals granted to the property), SITE IS CURRENTLY DEVELOPED WITH HISTORICAL MINER'S COTTAGE OF APPROXIMATELY 1.120 FARsI, RELOCATED ON-SITE AND RENOVATED IN 1992 9, Description of Development Application PLEASE SEE PROJECT SUMMARY 10, Have you attached the following? YES Response to Attachment 2, Minimum Submission Contents ~ Response to Attachment 3, Specific Submission Contents ~ Response to Attachment 4, Review Standards for Your Application . SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear fully labeled drawings must be submitted in a format no larger than 11"X17", OR one dozen sets of blueprints may be submitted in lieu of the 11 "X17" format. APPLICANT: ADDRESS: ZONE DISTRICT: LOT SIZE (SQUARE FEET) EXISTING FAR: ALLOWABLE FAR: PROPOSED FAR: EXISTING NET LEASABLE (Commercial): PROPOSED NET LEASABLE (Commercial): EXISTING % OF SITE COVERAGE: PROPOSED % OF SITE COVERAGE: EXISTING % OF OPEN SPACE: PROPOSED % OF OPEN SPACE: EXISTING MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: PROPOSED % OF DEMOLITION: EXISTING NUMBER OF BEDROOMS: PROPOSED NUMBER OF BEDROOMS: EXISTING ON-SITE PARKING SPACES: ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: Front: 16.4' Rear: 1 0' Side: 1 0' Combined FrtlRr: N/A EXISTING NONCONFORMITIESI ENCROACHMENTS: JOEL EHRENKRANZ 1114 NEALE STREET, ASPEN. CO R15A APPROX. 7,000 SF 1.120 SF HOUSE APPROX 2.045 S.F. APPROX 2.045 S,F. N/A N/A 5% IUNDETERMINEDI N/A N/A 25 FEET MIDPOINT 25 FEET MIDPOINT N/A 3 1 1 ALLOWABLE: Front: 25' Rear: 1 0' Side: 10' Combined FrtlRr: N/A FRONT YARD SETBACK PROPOSED: Front: Rear: Side: Combined FrtlRr: 25' 0' 0' N/A VARIATIONS REQUESTED lelioible for Landmarks only' character compatibility findino must be made bv HPC): , FAR: SETBACKS: Front: Rear: 10' East Side: 10' North Combined FrtlRr: N/A Minimum Distance Between Buildings: 7' Parking Spaces: Open Space (Commercial): N/A Height (Cottage Infill Only): N/A Site Coverage (Cottage Infill Only): N/A HPC CONCEPTUAL REVIEW PROJECT SUMMARY 114 NEALE STREET Jake Vickery Architects October 15, 1997 PROJECT DESCRIPTION The proposal includes the following additions: New Bedroom Wing: A two story addition of approximately _ square feet is proposed to be sited along the easterly setback line so as to minimize impacts on historical cottage and previous additions, It has been configured to align with the geometries of the existing residence and to be relatively quiet and consistent architecturally so as not to compete with it. The details and materials would be similar with some slight variations to those on the 1992 additions, The expression of a hyphen element connects the upper floor of the addition to the existing upper floor of the cottage, No variances are sought for this addition, Garage/Carport: A one car carport with surrounding "fence" walls on the east and south sides is placed to the north east of the existing residence, This is the preferred placement necessary to reduce visual impacts on the historic resource, to provide convenient access to the residence and utilize existing curb cut and access, It connects directly through a door and is a flat rocf, quiet infill element. This placement requires a easterly side yard variance of 10 feet. The proposed garage/carport is tucked in behind the existing house, Its roof is alwmost flat and comes in below the eaves of the existing house, Exterior Stair: A new step/stairway running down the existing retaining wall is proposed to connect the existing upper floor porch with the landscaped garden area on the south, Storage Shed: Two secure storage shed is proposed to supplement the open garage, COMPLIANCE WITH DEVELOPMENT REVIEW STANDARDS Section 7-601 Development involvina an Historic Landmark (D) (1) Review Standards for all development in H, Historic Overlay District and all development involving historic landmarks. (a) The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcel if the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. Visibility of the primary and secondary facades of the historic cottage is maintained by this strategy, In this way the proposed design is more compatible with the historic resource than would otherwise be permitted by the code, (b) The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development; and There are two historically inventoried properties adjacent to the property, No Problem Joe's across King Street to the north and Earnst Kapelli's to the immediate east. The proposed garage will have no effect on either property and will help solve a parking problem in the neighborhood, The neighborhood is a mixture of a wide variety of styles and structures (please see phctos) and is transitional in nature, The proposed development reflects and is consistent with this character. (c) The proposed development enhances and does not detract from the cultural value of designated structures located on the parcel proposed for development or adjacent parcels; and Please see (a), (d) The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Please see (a), 17 QUEEN STREET APPLICATION FOR CONCEPTUAL REVIEW OF SIGNIFICANT DEVELOPMENT Jake Vickery Architects December 30,1996 (attachment #, Item #) (2-1) see attached Owner's Authorization Letter (2-2) see attached Legal Description (2-3) see attached Disclosure of Ownership (2-4) see attached Vicinity Map (2-5) Compliance with relevant Review Standards: Please see Application Summary for additional information, 1 7 QUE IT cz G 17 QUEEN STREET VICINITY / LOCATION MAP Aspen G 2: -6 i.I..7 1-7 , i'" " 6-7 Sf, i-I-SGI! G-H-S " ...E-2.3 ' St ~,iJ~~~"/ -:---::t~',':';'S(:il" :, __.F-J-l Ri.... 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" . ) Lf ATTACHMENT 2 RESIDENTIAL DESIGN CHECKLIST Building Orientation ( ) The orientation of the principal mass of all buildings must be parallel to the streets they face, On comer lots, both street-facing facades of the principal mass must be parallel to the road. On curviiinear streets, the principal mass of all buildings must be tangent to the midpoint of the arc. ( ) , All single family homes, townhouses, and duplexes must have a street-oriented entrance and a street facing principal window, except townhouses and accessory units facing courtyards or gardens, where entries and principal windows should face those features, On comer lots, entries and principal windows should face whichever street has a greater block length, 1, A street oriented entrance requires that at least one of the following two, conditions are met: ( ) The front entry door is on the street facade ( ) A covered entry porch offitty (50) or more square feet is part of the street facade. 2, A street facing principal window requires that ( ) a significant window or group of windows of a living room, dining room or family room face the street. ( ) For single family homes and duplexes with attached garages . or carports, the width of the house must be at least five (5) feet greater than the width of the garage along its street facing frontage, ( ) For single family homes and duplexes with attached garages or carports, the garage must be set back at least ten (10) feet further from the street than the house, \ ] I i 'I () Multiple unit residential buildings must have at least one street-oriented entrance for every four (4) units. ( ) Front units of multiple unit residential buildings must have a street facing principal window, Building Elements , ( ) All residential buildings must have a one-story street facing element the width of which comprises at least 20% of the building's overall width, Build-To Lines () If 75% or more of the residential buildings on the face of a block where a project is to be located are Y'lithin two (2) feet of a common front setback line, a ,1linimum of 60% of a proposed project's front facade must also be within two (2) feet of that front setback. () Corner sites are of particular importance in the definition of street frontages, Therefore on comer sites where fewer than 75% of the residential buildings on the face of a block are located within two (2) feet of a common setback line, a minimum of 60% of at least one of the street frontages of a proposed project's front facade must be located within two (2) feet of the minimum setback. Primary Mass ( ) A primary mass is a building volume for which two of the following three characteristics do not vary: plate height, ridge height, wall plane, The floor area of a primary mass in excess of 70% of total allowable FAR shall be multiplied by 1,25, Inflection ( ) If the street frontage of an adjacent structure 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 (12) feet. ',' ( ) If the adjacent structures on both sides of a proposed building are one story in height, the required one story volume of the proposed building may be on one side only, ( ) If a proposed building occupies a comer lot,' and faces an adjacent one story structure, the required one story element may be reversed to face the corner. Garages and Driveways ( ) All portions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade a minimum of ten (10) feet. ( ) Garages below natural grade, garages with a vehicular entrance width greater than twenty four (24) feet, and garages with a vehicular entrance width greater than 40% of the front facade in total shall meet one of the following conditions: ( ) All elements of the garage shall be located within fifty (50) feet of the rear lot line or ( ) All elements of the garage shall be located farther than one hundred fifty (150) feet from the front lot line, or ( ) The vehicular entrance to the garage shall be perpendicular to the front lot line Areaways () All areaways, Iightwells and/or stairwells on the street facing side(s) of a building must be entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street. -- " ...." ....... ...... ...... ~......- ,............ ,- ...... ........... ....... ... ......-_... , ", ............ /...... .../":............... ......- / '2b <:) -:-o.~ y!~ . . o. . 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O()(Jl <Jl ;:orrl'1;l , ;= >~~ ~G 8x~ o-~ ~ B.~ Om Ng~ - > i>': '" <: - rl i>': '" lO 0< ,i i! i II I I' i I c::",~ ::.:~ f--" ~ <, 1,' .~rt~ ~ .j> -\ ~ .' ~ ]Jd] i , i I I I i ~~ ~ ~ <\ tilL +\ ~~~ ~~ - 3~ -- ~(\'\ "* ~~ ~ :;;;: ?;;""'o 0:;; ~~~ w' Z 0 x . oc= ~~ I'i"ll-l ",'" ?2~~ "'...... OlI'l"'l;l <J1.." ~""l'!! ~Q g~~ g, 3: ~ ~~ a> - a- ",' 0::;; ;:;; ~ ~ - > ~ "' <: - (") ~ "' ., '" ".tt--...- ~ ~ .- ~ ~ ~~ l f\ ! ,"{ ',! ,\ ,i' I I , -1 \ Ii ii', 1 Ii ,i Ii Ii ii 'I ' !\ \ , , i \ \ ~, . ~ ~ ~- ~ W :c 1> ~ '" 0' ' II ~ ' . , :5;-\ , I . . I ~ \" i .z ' i I i I q ! -'\ \ I: , ' tl I v ~ ~ ! I , I I \ I I I , , !....~.--- - .~,~--;._-<-._.. , d S " . J~, ._-->.~-'-- -~_..-_."._,- ~ !:---::-- i----'- I' -- P\JB/JC NOTICE "" GMQS CODEAMENDMEIn'S NOTICE IS HEREBY GIVEN that a public hearing will be hIlkton -WedniMda)o, October 2Z 1991ah ...... meettns to bepn at 3;00 P"-before the- BNNOI County- Commluloners, Plaza One Conference Room. 530 E. Main 5L. Aspen to conaider unendntenb proposed by Staff to the GMQS 'procedures In theCountyl..alad UatCode. The code amendments will affed the following sectkIna of the code: 4-6CUO. Special Procedures for Metro and Non-Metro Area. Commerdal and Non-Metro Area ResidenUaI andTourtst AccOmmodations Allotments (Exhibits) 4-60.65, Special Procedures for Metro Area Raldential and-. TOtII'bt'" t ~ "UIona Allotments (Exhlbtt B) 4-90, "- _.............. (ExhIbIt C) 4-130.20. Amendments Prior to Issuance of DevelOpment PermIt (ExhIbit D). For further information contact Suzanne Wolff at the AspenJPUkln Community Development Department (970) 920-5093. Coptes of the proposed OrdInance are available for public InapecUon durina: reauJar business houn in the 0Iftce of the Clerk and Recorder. 530 Eaet Maln Street. Aspen, Colorado 81611. Phone(97O)....."" -.Jones. Deputy County CIeri< s/BIUTwte,Chair Board,of ColDtty Commissioners PubUshed In the Aspen TImes Sept. 20, 1997. - PU8UC NonCE RE: HAMPLEMAN EXTENSION OF VESTED RlGHTS AND CARETAKER UNIT NOrlCE IS HEREBY GIVEN tbat a public hl!Utng will be held on Wednesday, October 22, 1997 at a regular meeting to begin at 3:00 PM before the Board of County Commissioners, Piau One Conleralce Room, 530 E. Main St.. Aspen to consider an application submitted by RJchard Hampe:lman requesting an extension 01 vested property rlghls and approval of detached Caretaker Dwelling Unit (CDU). The property is located at 0770 Stone Road, and Is described as Lot 9 West Sopris- Rancb. For lurther Information contact Rick Magill at the Aspen/Pitkin Community Development (970) 920-5062. Copjes of the proposed Resolution an!! avaUabIe lor public Inspection during regular business hOlJrs In the 0IIke of the am and Recorder, 530 East MaIn Street, Aspen, Colorado 81611. Phone (970) 920-5180. Jeanette Jones, Deputy County Cieri: I/BIII Tulte, ChaIr Board 01 County Commlsslonen Published In the Aspen TImes Sept. 20, 1997. "''':f-e"',. ~.' PUBlJC NOTICE RE: JOEL EHRENKRANz. HPC CONCEPTUAL APPROVAL NOncE IS HEREBY GIVEN that a public hearing wtD be held on October, 8, 1997, at a meeting to begin at 5:00 pm belore the Aspen HJstoric Preservation CommiuJon In the SJster Cities meeting room, buementol City Hall, 130 S. Galena Street, Aspen, CoIOI"ado, to consider an application submitted by Joel Ehrenkranz requesUng HPC Conceptual approval and a revision to their historic landmark lot spilt approval. The proposalls to subdivide the existing property Into one lot of approximately 7,000 square feet, with an allowed floor area of 2,1045 square feet, and alot 01 approximately 14,160 square feet with an allowed floor area of 3,644 square feet. This request Includes a SOD square foot area bonus previously granted to the property. The appllunt also proposes to conatruct . auage - of approxlmatefy 300 square feet on the north side of the msUnS square house, Including a variance request of 9 feet on the rear yard setb.acle. An. addition. of- appro.xl~~tely 1300 . square led: .. propo.ed on the south side of the house, requiring a 5 foot rear yard setback vartance. The property Is located at 114 Neale Street. For further Inlormallon, contact.., ,..-.- at the Aspen/ Pitkin Commui11'iy ? Development Department, 130 5, Galena St., ......, CO, (970) 921>0096, s/Suzannah ReId, ChaIr Aspen Hislortc Praervauon CommlaJon PublIShed In the Aspen TImes Sept. 20, 1997. ,,,,,,., PUBI.lC NOTICE RE: MARTA CHAlKOVSKA &; FRANK PETERS CONCEPTUAL REVIEW NOTICE IS HEREBY GIVEN that. public hearing will be held on October,8, 1997, at a meetlnl to begin at S:OO pm before the Aspen Historic Preservation Commission In the Slster ClUes meeting room, basement 01 City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Marta ChaikovsIta a Frank Peters requesting Conceptual Development Review. The property Is located at 334 West HaUam Street. For further InfOrmlltlon. cont.ct....... , -t the Aspen/ Pitkin Communlty- Development Department, 130 S. Galena St., ...... CO, (970) 921>0096, S/Sut.annah Reid, ChaIr Aspen Historic Preservation CommJaston Published In the Aspen TImes Sept. 20,1997. , i' PUBUC NOTICE RE: POMEGRANATE REZONiNG FROM PARK (P) TO RESIDENTIAL MULTI..fAMILY (RMF) NOTICE lS HEREBY GIVEN that a public: hearinll will be held on Tuesday, October 7, 1997 at a meeting to begin at 4:30 p.m. before the Aspen P'lanning and Zoning COmml$Slon, SistCl' ClUes Meeting Room, City Hall, 130 S. Galena 51., Aspen, to consider an application submitted by The Pomegranate Condominium Asaoclatlon Board of Directors requesting Conceptual and Final approval lor a Specially Planned Area (SPA) and a Rezoning from Parks (P) to Residential MuJtl..Famly (RMF). The property Is described as a 1.92 acre tract of land situated In Lot 4 of Section II, Township 10 South. Range 85 West 01 the 6th P.M., City of Aspen, Pitkin County, Colorado, generally described as the land between the Pomegranate Condominiums and Highway 82. For further Information, contact Chris Bendon at the Aspen/Pitkin Community Development Department, 130 s. Galena St., Aspen, CO (970) 920-5072. s{Sar. Garton, ChaIr Aspen Planning and ZonInI Commission PubUshed In the Aspen TImes Sept. 20,1997. MEMORANDUM TO: Stan Clauson, Community Development Director FROM: Amy Guthrie, Historic Preservation Officer RE: GMQS Exemption by Community Development Director for a Historic Landmark Lot Split, 114 Neale Avenue DATE: October 22, 1997 -------------------------------------------- ------------------------------------------------- SUMMARY: The Historic Preservation Commission has reviewed and approved a historic landmark lot split at 114 Neale Avenue, as described in the attached Resolution, The lot split requires the approval of the Community Development Director for a GMQS exemption, No standards for approval of the exemption have been created, LOCATION: 114 Neale Avenue, a metes and bounds parcel described in the attached Resolution, ZONING: R-15A APPLICANT: Henry and Lana Trettin and Joel Ehrenkranz, STAFF REVIEW: Section 26.100.050(A)(2)(e), GMQS Exemption by the Community Development Director, Historic Landmark Lot Split. The construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to section 26,88,030(A)(5) shall be exempted from residential Growth Management allocations and shall.n~,bT~~cted from the pool of annual development t or fro e metro~~t ceilings, . ~ rn Od If unity De~lll.aRt ector Date . "O\\\d:'\OI'. L.."'" ,(,'i,t.I ()~,_.- 0Vl;\l;\\Jt\(\'( ell'< orr ~~,?S\\ 1Y ~. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 114 Neale Street, Historic Landmark Lot Split DATE: October 8, 1997 SUMMARY: The applicant has received HPC approval for a historic landmark lot split, and wishes to revise the approval, The property is 21,161 sq,ft, It was approved to be divided into one parcel of 6,000 sq, ft. which would contain the historic house and one parcel of 15, 161 sq, ft. on which a new house will be built in the future, Per Ordinance #41, Series of 1996, which extended the historic landmark lot split provision to the R15A zone district (including 114 Neale Street) the FAR which would have been allowed for a duplex on the original parcel may be divided between the historic building and new house, The approval had provided 1,200 square feet for the historic house and 4,089 square feet for the new house, The applicant now wishes to make the northern parceL which contains the historic house, larger. Its size will be approximately 7,000 square feet with an allowed FAR of 2,145 square feet. The southern parcel will be approximately 14,160 square feet with an allowed FAR of approximately 3,644 square feet. This request includes a 500 square foot , FAR bonus previously granted to the property, The applicant is still developing plans for a remodel of the existing house, Input from HPC will be sought at this meeting, Plans have not been developed at this time for a new residence on the southern site, In the future it will be brought to HPC as a significant development review, APPLICANT: Joel Ehrenkrantz, represented by Jake Vickery, LOCATION: 17 Queen Street. ZONING: RI5-A REVIEW STANDARDS: The Historic Landmark Lot Split shall meet the requirements of Section 26,88,030(A)(2) and (5), Section 26.l00.050(A)(2)(e), and Section 26.72.010(G), Section 26.88.030(A.)(2). Subdivision Exemptions. Lot Split. The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met. a. The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the city council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Response: The lot has not been subdivided previously, b. No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district, Any lot for which developrnent is proposed will mitigate for affordable housing pursuant to Section 26,100,040(A)(I)(c), Response: Two lots are created, both of which conform to the requirements of the R- 15A zone district. An Accessory Dwelling Unit or cash-in-lieu payment will be required for the new residence. c. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "'lot split" exemption pursuant to Section 26.l00,040(C)(l)(a); and Response: No previous lot split exemption was granted, d. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26,100, Response: The filing of said subdivision plat shall be a condition of this approval, e. Recordation, The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder, Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Response: The filing of said subdivision exemption agreement and plat shall be a condition of this approval, f. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Response: No dwelling units will be demolished. g. Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Response: The applicant represents that a total of two units will be created. Section 26.88.030( A)(5). Historic Landmark Lot Split. The following standards must be met: a. The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district. Response: The parcel is larger than 13,000 square feet and is iocated in the R-15A zone district, b. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat, Response: The duplex FAR which would have been allowed for the fathering parcel, which in this case is 5,289 square feet plus a possible FAR bonus from HPC, will be divided between the new parcels, The applicant represents that 2,145 sq,ft, will be allocated to the 7,000 square foot lot containing the historic landmark, including the FAR bonus of 500 square feet, The new lot will contain a single family residence which may be up to 3,644 square feet, c. The proposed development meets all dimensional requirements of the underlying zone district, HPC variances and bonuses are only permitted on the parcel that contains a historic structure. Response: The historic house has already received a setback variance and parking space variance, An FAR bonus has been requested. Section 26.100.050(A)(2)(e), GMQS Exemption by the Community Development Director, Historic Landmark Lot Split. The construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to section 26.88,030(A)(5) shall be exempted from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings. Response: An exemption by the Community Development Director will be processed' following approval of this application, Section 26.72.010(G), Historic Landmark Lot Split. The development of all lots created pursuant to section 26,88,030(A)(5) shall be reviewed by HPC at a public hearing, Response: This meeting is a noticed public hearing, ALTERNATIVES: The HPC may consider any of the following alternatives: I) Approve the Developrnent 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: Staff recommends HPC approve the application with conditions. Recommended motion: "I move to table the Conceptual review for 114 Neale Street to October 22, 1997, I move to approve a Historic Landmark Lot Split for 17 Queen Street with the following conditions: 1. The property shall be subdivided into one parcel of 7,000 square feet with an assigned FAR of 2,145 square feet, and a second parcel of 14,160 square feet, with a maximum FAR of 3,644 square feet, 2, A subdivision plat as described in Section 26,88,030(A)(2)( d), must be filed. 3. A subdivision exemption agreement and plat as described in Section 26,88.030(A)(2)(e) shall be filed." RESOLUTION NO.2, SERIES OF 1997 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION_FOR A HISTORIC LANDMARK LOT SPLIT LOCATED AT 114 NEALE AVENUE, ASPEN, COLORADO WHEREAS the applicants, Henry and Lana Trettin and Joel Ehrenkranz, represented by Jake Vickery, have requested a historic landmark lot split for the property located at 114 Neale Street. The property is a designated historic landmark, and WHEREAS, all applications for a Historic Landmark Lot Split shall meet all of the following Development Review Standards of Section 26,88,030(A)(2) and (5), Section 26.l00,050(A)(2)(e), and Section 26,72,OI0(G) in order for HPC to grant approval, namely: Section 26.88.030(A)(2). Subdivision Exemptions. Lot Split. The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met, a. The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the city council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and b. No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26, I 00,040(A)(I)(c), c. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26,100,040(C)(I)(a); and d. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26,100, e. Recordation, The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder, Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause, f. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. g. Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single- family home, Section 26.88.030(A)(5). Historic Landmark Lot Split. The following standards must be met: a. The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district. b. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. c. The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel that contains a historic structure, Section 26.100.050(A)(2)(e), GMQS Exemption by the Community Development Director, Historic Landmark Lot Split. The construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to section 26,88,030(A)(5) shall be exempted from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings, Section 26.72.01O(G), Historic Landmark Lot Split. The development of all lots created pursuant to section 26,88,030(A)(5) shall be reviewed by HPC at a public hearing, WHEREAS, Amy Guthrie, in her staff report dated October 8,1997, recommended approval of the proposed lot split, and WHEREAS a public hearing, which was legally noticed, was held at a regular meeting of the Historic Preservation Commission on October 8, 1997, at which the Commission considered and approved the application with conditions, NOW, THEREFORE, BE IT RESOLVED: That a historic landmark lot split at 114 Neale Avenue, Aspen, Colorado, be approved with the following conditions: I, The property shall be subdivided into one parcel of 7,000 square feet with an assigned FAR of 2,145 square feet, and a second parcel of 14,160 square feet, with a maximum FAR of 3,644 square feet, 2, A subdivision plat as described in Section 26,88,030(A)(2)( d), must be filed, 3, A subdivision exemption agreement and plat as described in Section 26,88,030(A)(2)( e) shall be filed," APPROVED BY THE COMMISSION at its regular meeting on the _ day of _, 1997. HISTORIC PRESERVATION COMMISSION Chairman ATTEST: Chief Deputy Clerk ..' P.4/4 1~ QUEEN STREET _~lT4 l ,. ~II ' ~. ~ ~' '~~'iU E-< I:. I ,"'"': t~ ~~_ ~ ~1~~~, ~, ~r r-'oI\ ' ::s fA- 0 f;], , i: ~ 0::2 r::l(Jl ~- o:c8 , ~~~ " p., C:l'O , :z: ellS 'f.-.: ~ ~ ~ rzJO~ _ ~cr:Ul "II Eo- Co. '< J1'<N Ii!7 ''iT o z ;a '\, , " \ \ . 1, \ \ \ \ \ \, \ ..~.~?!"~.U7I , i ~ , - . _.... I . Il \ '\ ", ",', ...~ (..{-3'-1h i" '\ .... ........... <:FI]SO' ,,~,,;... ...... ,......,-'\ -...........~O&-~) ,\ .'(.,'.>;.~ , \ "'o~ , . 4'0 , '.."'.~ - '" ~o.... . - \ ....-...~ " -' '\ -'S.-~~~~--~---\- , ' /~Y.//71t"7"':r'- 4.'-.;...., i -~ \ ~':i \ S .t_! -~~; l \ \ i~ \ 1 ,\~/ " \ \ ..,., ~=C-.!.~\t..':....-f:'..~ro::-..:.I.."q,~I"'Or-..,r.:,_ \ -.... \- . '~";"=,:,,.;,) . . ~..,.,., 4-----\-----~ ; " In ~ ~ , i. ., '. i I \"'1 ..-: \ , ___ ~ A % (a;I 1!H~ uOnaN7~OH NILL3~L --- ..:il I!t~ ~..:l .... !;a , lieS_ c"'_ 4;_ :;.! ~WJ. "-8 ur: . s:" - .Ila ~8~ "_4 '2 ,~ ~ Ul ,..l < .~ ~ ". att ~ -. fzl I ~\ ~= :{ o'i 'J tJ I"- \!\ '&: t& ... \ \ , ~~'(:I ~<;t 811:BlI L6-9Z-9! ~' \~ ,'- \ \' ~ I, }. \ f; I I oil. ,7 , i-- " (,," , I I ,-- I \ I .\ ... - .. . -- '- " , , , "" L -:- fi P.A~"; '.../'.-:- \.- " .. ~ L:--, ,\ , "- , " .....-r..... ,. , PUBLIC NOTICE RE: 114 Neale Avenue. Historic Landmark Lot Split NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 27, 1998, at a meeting to begin at 4:30 p,m. before the Aspen City Council, City Council Chambers, City Hall, 130 S. Galena St., Aspen, Colorado, to consider an application submitted by Henry and Lana Trettin requesting approval of a proposed Subdivision Exemtion for an Historic Landmark Lot Split. The property is located at 114 Neale St. (aka 17 Queen Street), and is described as a metes and bounds parcel, said tract being a part of Tract 40, East Aspen Addition, located in Section 7, Township 10 South, Range 84 West of the 64th P,M" City of Aspen, Pitkin County. For further information, contact Mitch Haas at the Aspen Community Development Department, 130 S, Galena St. (970) 920-5095. S/John Bennett, Mayor ~~ f'&r- - ~blo riff 4z$- 16'" RE: l/J, /).~<< , j~ MEMO~'ffiUM 1- Aspen Historic Preservation Commission V \P ~ Sum CJ_n. C'_WU'Y D~,J_~, Di_~ ~~ 'I Amy Amidon. ,"""rio P~.ti'" 01li= D 7 ~ 'I 17 Queen Street, Historic Landmark Lot Split \:- "" / (\;::;-I:r ~1/ ,~ ,..- -J TO: THRU: FROM: DATE: January 22, 1997 SUMMARY: The applicant requests HPC approval for a historic landmark lot split, The property is 21,161 sq,ft" and is to be split into one parcel of 6,000 sq. ft. which will contain the historic house and one parcel of 15. 161 sq, ft. on which a new house will be built in the future. Per Ordinance #41, Series of 1996, which extended the historic landmark lot split provision to the R15 A zone district (including 17 Queen Street) the FAR which would have been allowed for a duplex on the original parcel will be divided berween the historic building and new house, Plans have not been developed at this time for the new residence, In the future it will be brought to HPC as a significant development review, APPLICAJ."IT:Henry and Lana Trettin, represented by Jake Vickery, LOCATION: 17 Queen Street. ZONING: RI5-A REVIEW ST AJ.'ffiARDS: The Historic Landmark Lot Split shall meet the requirements of Section 26,88.030(A)(2) and (5), Section 26.100,050(A)(2)(e), and Section 26,72.010(0), Section 26.88.0301 A )12). Subdivision Exemptions. Lot Split. The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met. a. The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the city council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of .-'\spen on March 24, 1969; and Response: The lot has not been subdivided previously, b. No more than two (2) lOts are created by the lot split, both lots conform to the requirements of the underlying zone district Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)( c). Response: Two lots are created, both of which conform to the requirements of the R- 15A zone district. An Accessory Dwelling Unit or cash-in-lieu payment will be required for the new residence. c. The lot under consideration. or any part thereof, was not previously the subject of a subdivision exemption under th~ provisions of this chapter or a "lot split" exemption pursuant to Section 26.100,040(C)(I)(a); and Response: No previous lot split exemption was granted. d. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval. indicating that no further subdivision may be granted tor these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26,100. Response: The filing of said subdivision plat shall be a condition of this approval, e. Recordation. The subdivision exemption agreement and plat shall be d recorded in the office of the Pitkin County clerk and recorder, Failure on the part of the ~ applicant to record the plat within one hundred eighty (180) daygollowing approval bJ' the Ci~ ~~ shall render the plat invalid and reconsideration of the plat bv the City C,QunCl wi e required for a showing of good cause" . Response: The filing of said subdivision exemption agreement and plat shall bea condition of this approval. f. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Response: No dwelling units will be demolished. g. Ma..'Cirnum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home, Response: The applicant represents that a total of two units will be created. Section 26.88.030(A)(5). Historic Landmark Lot Split. The following standards must be met: a. The origiIiaI parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13.000 square feet and be located in the R-15A zone district, Response: The parcel is larger than 13,000 square feet and is located in the R-15A zone district. b. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Response: The duplex FAR which would have been allowed for the fathering parcel, which in this case is 5,289 square feet plus a possible FAR bonus from HPC, will be divided between the new parcels, The applicant represents that 1,200 sq.ft, will be allocated to the 6,000 square foot lot containing the historic landmark. .-\n FAR bonus of 500 square feet is requested to allow the applicant to potentially build a garage in the future, A 250 square foot bonus is already available for garages, therefore staff feels further explanation is needed, 1 , e The new lot will contain a single family residence which may be up to 4,089 square feet. c. The proposed development meets all dimensional requirements ,of the underlying zone district, HPC variances and bonuses are only permitted on the' parcel that contains a historic structure, Response: The historic house has already received a setback variance and parking 1." space variance, An FAR bonus has been requested, iJ Section 26.100.050(A)(2)(e), G;\,IQS Exemption by the Community Development Director, Historic Landmark Lot Split. The construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to section 26,88,030(A)(5) shall be exempted from residential Growth Management allocations and shall not be deducted frorn the pool of annual development allotments or from the metro area development ceilings, Response: An exemption by the Community Development Director will be processed following approval of this application. Section 26.72.010(G), Historic Landmark Lot Split The developrnent of all lots created pursuant to section 26,88,030(A)(5) shall be reviewed by HPC at a public hearing, Response: This meeting is a noticed public hearing. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Development application as submitted. 2) Approve the Developrnent 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: Staff recommends HPC approve the application with the exception of the FAR bonus, for which further clarification of its intended use is needed. Recommended motion: "I move the approve a Historic Landmark Lot Split for 17 Queen Street with the following conditions: '7 1, Landmark deSignatio" n 0, f the entire property, which is pending at City counCill'iv~ 'AD must be _completed, " I I \ f ), t _ . '\. tf 1t.,.r,J iJ-v> -fl<..-. 7:.1', ;}I' I "-, "~ 7-<. '. 2. -cle property s~all be subdivided into one parcel of 6,000 square feet with an Jr.);~ assigned FAR of I,~ square feet, and a second parcel of 15,~ square feet, with a I 1 maximum FAR of 4, l-69 square feel. 1"- I Ctlt-yA...-- 5' 9C' tyJ .,f' <) ,J, A subdivision plat as described in Section 26,88,030(A)(2)(d), must be filed. :s~ J S', ...... i ~ -4, A subdivision exemption agreement and plat as described in Section.J. ~ 1- i 26,88,030(A)(2)(e) shall be filed." , S:", ',,:-_ '-i! GC::s - 6u)~ ~ .). (...~ C j G- 3~ ( I , .",~C.7 ~,-;t,- . _ -~-- '4..{.- , December 30, 1996 A E . Amy Amidon. HPO Aspen Community Development Department City of Aspen 130 South Galena Aspen, Colorado 81611 VICKERY 100 SOUTIi SPlUNC ST. f] f'OST omCE BOX 12360 ASPEN.COLORADO'1612 nurMONI .' FACSIMILE (9701 923-}o60 RE: 17 QUEEN STREET APPUCATION FOR SITE SPECIFIC HISTORIC LANDMARK LOT SPLIT Dear Amy, Please find attached our site specific Land Use Application for a historic landmark lot split of 17 Queen Street. Consolidated with this application are requests for HPC Landmark Designation, a 500 square foot FAR bonus, GMQS Exemption by the Planning Director and Lot Split Exemption forthis property, To follow at a Jater date and upon receipt of the approvals requested above, will be requests for HPC Conceptual Review and Conditional Use Review for an Accessory Dwelling Unit for a proposed new residence on the property, Information provided for Review: 1, Application Summary 2. Combined Land Use Application Form 3, Compliance with Review Standards for Landmark Designation 4, Supplement to Historic Preservation Development Application Form 5, Compliance with Review Standards fer HPC Conceptual Review of Historic Lot Split. 7, Specific Submittal for GMQS Exemption by Director for a new free-market unit. 8, Specific Submittal for Lot Split Exemption 9, Vicinity Map 10. Survey 11, Disclosure of Ownership 13, Owner's Authorization to Represent 14. 1 set of 11"x17" reduced copies of all drawings including existing and proposed site plans. ~,,~ f ~ ~Ck~ry, ~rc~i:ect' \ 17 QUEEN STREET OVERVIEW OF SITE SPECIFIC LOT SPUT APPUCATION Jake Vickery Architects 12-30-96 The innovative and award winning historical renovation of 17 Queen Street helped pioneer the concepts which eventually led to the creation of the Historic Landmark Lot Split program, Existing Conditions The Applicant's property is located on Neale Street between King and Queen Streets, It is legally described as per the attached legai description (Exhibit 2), It is zoned R 15A, Moderate Density Residential. It contains 21,161 square feet of lot area, 6,161 square feet more than the minimum lot area requirement for this zone, It is a West facing site that slopes to ,the South, (see attached Exhibit 3, Survey), Initial renovation work was done on the historical cottage known as 17 Queen Street in 1991-1992. It was a single story miners cottage of approximately 1,000 square feet. The existing cottage was relocated on-site to the north comer in an area referred to as an "Histcric Overlay Area,"' (see Exhibit 3, Survey), This area was created through a voluntary deed restriction, A second residential unit on the remainder of the site was contemplated and indicated at that time, Up until recently, the Code permitted only one free market residence or a duplex (with one unit deed restricted to affordable housing) on the property, Proposed Development The request at this time is to legitimize what was conceptually approved and laid out in 1991 allowing a second free market home of restricted FAR to be constructed on the property and the property split into two ownerships, The site area and currently allowable duplex FARsfwill be distributed between the two lets, Please see the Proposed Lot Split Plan attached as Exhibit 4, This proposed Historic Landmark Lot Split creates two lots as follows: ~ Lot 1 consisting of approximately 6,000 square feet and containing the existing historical residence, The apportioned Floor Area Ratio (FAR) for Lot 1 shall be approximately 1,200 FARsf plus any FAR bonuses granted by the Historical Pre ervation Commission (HPC), Lot 2 consisting of the remainder of the Property (approximately 15,161 square feet) upon which the right to build a new single family residence, The apportioned FAR for Lot 2 shall be approximately 3,500 FARs,f. The design of the hcuse will be brought forward by separate application at a later date. 2 LAND USE APPLICATION FORM 1, Project Name: 17 QUEEN STREET 2. Project Location: 17 QUEEN STREET, ASPEN (SEE ATTACHED LEGAL DESCRIPTION) 3. Present Zoning:. R15A 4, Lot Size: 21,161 SF 5, Applicanfs Name, Address & Pbone HENRY AND LANA TRETTIN 17 QUEEN STREET ASPEN, COLORADO, 81611 CIO REPRESENTATIVE 6, Representative's Name, Address & Phone # JAKE VICKERY ARCHITECTS 100 SOUTH SPRING STREET #3 ASPEN, COLORADO, 81611 970 925-3660 7, Type of Application (Please check all that apply): Conditional Use Conceptuai SPA _Concept Historical Dev, Special Review Final SPA _Final Historic Dev, 8040 Greenline Conceptual PUD _Minor Historic Dev, Stream Margin Final PUD _Historic Demolition Mountain View Plane Subdivision LHistoric Designation Condominiumization Text/Map Amendment _ GMQ~ Allotment 2L- Historic Lot Split L-GMQS Exemption 8, Description of Existing Uses (number and type of existing sllUctures; approximate sq, fl; number of bedrooms; any previous approvals granted to the property), SITE IS CURRENTlY DEVELOPED WITH HISTORICAL MINER'S COTTAGE OF ' APPROXIMATELY 1.120 FARsf. RELOCATED ON-SITEAND RENOVATED IN 1992 9, Description of Development Application TEXT AMENDMENT: HISTORIC LANDMARK LOT SPLIT: 10, Have you attached the following? ~ Response to Attachment 2, Minimum Submission Contents ~ Response to Attachment 3, Specific Submission Contents ~ Response to Attachment 4, Review Standards for Your Application . SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPUCATIONS IMPORTANT Three sets of clear fullv labeled drawings must be submitted in a format no larger than 11"X1T', OR one dozen sets of blueprints may be submitted in lieu of the 11"X17" format ALLOWABLE: F rant 25' Rear: 10' Side: 10' Combined FrtlRr: N/A FRONT YARD SETBACK APPLICANT: ADDRESS: ZONE DISTRICT: LOT SIZE (SaUARE FEET) EXISTING FAR: ALLOWABLE FAR: PROPOSED FAR: EXISTING NET LEASABLE (Commercial): PROPOSED NET LEASABLE (Commercial): EXtsTING % OF SITE COVERAGE: PROPOSED % OF SITE COVERAGE: EXISTING % OF OPEN SPACE: PROPOSED % OF OPEN SPACE: EXISTING MAXIMUM HEiGHT: PROPOSED MAXIMUM HEIGHT: PROPOSED % OF DEMOLITION: EXISTING NUMBER OF BEDROOMS: PROPOSED NUMBER OF BEDROOMS: EXISTING ON-SITE PARKING SPACES: ON-SITE PARKING SPACES REaUIRED: SETBACKS: EXISTING: Front: 16.4' Rear: 1~ Side: 10' Combined Frt'Rr: N/A EXISTING NONCONFORMIT1ESI ENCROACHMENTS: HENRY AND LANA TRETTIN 17 QUEEN STREET, ASPEN. CO R15A 21.161 SF 1.120 SF HOUSE 4,4.869 S.F, (SINGLE FAMI: 5.289 S.F, tDUPLEXl 5.789 S.F, N/A N/A 5% (UNDETERMINEDl N/A N/A 25 FEET MIDPOINT 25 FEET MIDPOINT N/A 3 1 1 PROPOSED: Front Rear: Side: Combined Frt'Rr: 25' 10' 10' N/A VARIATIONS REQUESTED lelioible for Landmarksonlv' character comoatibilitv findino must be made bv !::!.EQ;. FAR: 500 sa ft bonus SETBACKS: FrantTO 16.4' Rear: Side: CJmbined Frt'Rr: N/A Minimum Distance Between Buildings: Parking Spaces: Open Space (Commercial): N/A Height (Cottage Infill Only): N/A Site Coverage (Cottage Infill Only): t!lA 17 QUEEN STREET APPUCATlON FOR LANDMARK DESIGNATION -ATTACHMENTS Jake Vickery Architects December 30, 1996 (attachment #, Item #) (2-2) Street Address 17 Queen Street Aspen, Colorado 81612 (2-3) Legal Description See attached legal Description (2-4) (2-5) See attached Vicinity Map Compliance with Review Standards . Tne portion of the property associated with the historic cottage and referred to as the 'Historic Overlay Area" is already a landmark. This application alters the property description to include the entire parcel by current legal description consistent with current City of Aspen pclicy, (3-1) (3-2A) See attached Boundar; Survey See attached letter authorizing Jake Vickery to act as Owner's Representative~ (3-28) See attached letter requesting, if available, Designation Grant and waiver of Application and Park Dedication Fees, 4 17 QUEEN STREET APPUCATlON FOR CONCEPTUAL REVIEW OF SIGNIFICANT DEVELOPMENT Jake Vickery Architects December 30,1996 (attachment #, Item #) (2-1) see attached Owner's Authorization Letter' (2-2) see attached Legal Description (2-3) see attached Disclosure of Ownership (2-4) see attached Vicinity Map (2-5) Compliance with relevant Review Standards: Please see Application Summary for additional information, Section 7.601 Deve/oement involvina an Historic Landmark (D) (1) Review Standards for ail development in H, Historic Overlay District and a/l development involving historic landmarks. (a) The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcel if the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. (b) The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development; a1!d (c) The proposed development enhances and does not detract from the cultural value of designated structures located on the parcel proposed for development or adjacent parcels; and (d) The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Section 7.607 Historic Landmark Lot Split. (A) Historic Landmark Lot Split. The development of all lots created pursuant to Section 7.1003 (A) (5) shail be reviewed by HPC at a public hearing. 6 17'QUEEN STREET APPLICATION FOR HISTORIC LOT SPUT I SUBDIVISION EXEMPTION Jake Vickery Architects December 3D, 1996 Sectia'1 7-1003 (A) (5) (Subdivision ExemDtianl (A) General Exemptions (5) HistDriC Landmark Lot Split The split of a lot that is a designated historic landmark for the development of one new single family dwelling. The Historic Landmark Lot Split shall meet the requirement of Section 7.1003 (A) (2), Section 8-105 (A) (2) (e), Section 7-607 and the following standards: Reply: The subject property is a historical landmark and is being split for the development of a F1ew single family dwelling, (a) The original parcel shall be a minimum of 13,000 square feet and is located in the R15A zone district. (c) The proposed developmemeets all dimensional require underlying zone district. HPC b contains the historic structure. e R for both residences will not exceed du lex FAR is 5,289 FARsf, \ Reply: The subject site is 21,161 square feet of (b) The total FAR for both residences allowed for a duplex on the original p eel. The total FA be noted on the Subdivision Exem on Plat. Reply: The combined total allowa for a duplex, For this property, t Reply: The landmark lot will require a parking variance and a front yard variance, Applicant reserves the right to return to the HPC requesting a FAR bonus for the landmark lot at a later date, Structures on the newly created lot will conform to the undertying zone, 7 17 QUEEN STREET APPUCATlON FOR SUBDIVISION EXEMPTION Jake Vickery Architects December 30,1996 Section 7.1003 (A) (21 (Subdivision Exemotion) The following development,shall be exempted from the terms of this division. (A) General exemptions. (2) Lot split. The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met. Reply: The application creates only one new single family residence, (a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the city council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of the regulations by the City of Aspen on March 24, 1969: and Reply: The fathering parcel was not part of a prior subdivision, (b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district and the applicant commits that any lot for which development is proposed will contain an accessory dwelling unit. (con't) Reply: Only two lots are developed by this application, (c) The lot' under consideration was not previously the subject of an exemption under the provisions of this article or a "lot split" exemption pursuant to Section 8-104(C)(1)(a); and Reply: The fathering parcel was not part of a prior 'lot splif exemption, (d) A subdivision plat is submitted and recorded after approval, indicating that no further subdivision may be granted for these lots nor will additional units built without receipt of the applicable approvals pursuant to this article and growth management allocation pursuant to Article 8. Reply: A subdivision exemption plat will by submitted and recorded after approval, 8 '"",, .' o. ~i. ---- , ... I --- .' ,-------!I ! i':~. ' ' :;~j;~ ~i; i . ~ l' 'I" ,:\ _-l~~ I 1 d' I ---1 t, t ,} L ! ' : i ' , . ~~~ ~ .~' '~ i! 1~' i ~ ~ ~ Iii. 'II h, "'l{ Iii __ \\' '!l;, 3 ~ J hJ i lllj .n',.! ;;f ~~! ! 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N e-r f-tv(I.. 12-~ OU~ foe. CSL.() Fe. :: - ~ 7 f+1t Lf . ~ t7VlVf. /k1.AJ dVJ 'FAf2., &1\ UJ r If 1. If ~ 151 1tl 10 4/.\--1.{~. E."'-142J3'I.T ~ Sheet1 17QUEEN STREET - HISTORIC LOT SPUT 17 QUEEN STREET LOT 1 I I FAR CALCULATION i I 19-Jul-96I I I I JAKE VICKERY ARCHITECTS I i I I FLOOR IFAR (sf) I GSF DECKS (sf) I I GROUND FLOOR T 975,01 891,0 I I I , LOWER FLOOR ! 144,6 1 see below 891,0 1 I TOTAL I 1,119.6 : 1,782.0 I , I ' I ALLOWABLE FAR I I , i I NET AVAILABLE FAR , I , , I I I ; I I ALLOWABLE DECKS @ ,15 allowable FAR I I I I I I I I I GARAGE T I I I I , I I I I Lower Floor FAR Calculation I I Sq.Ft. I I I , ! T olal perimeter wall surface I 1128 Total wall surface above natural grade 183,0 , Wall surface below natural grade I 945,0 Ratio aboveJtotal i I 0,162 Area of basement I I 891,0 Total Basement FAR (ratio x area of basement) 144.6 T I 17Qfar2,xls I I I 7/19/96 1 ! 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INC, :="'i,'..~~,~..~~""""~~"" ~~5.'C'J~"~:P.~.r...ilU':lJ...- -.""",. "......-, <MIlY..------1" SUBDIVISION EXEMPTION PLAT fOR 17 QUEEN HISTORIC Lor SPLIT . <al;F;~Ar:~lt (If ~."'Ht ^Nll tlt'P'C"'H.'" !!!ll:..:!m(.".-::,p""..........-'W.. . .. . o . ---..--,.. ,.....u,<<._."".''"',jj "","'- ..a ""un...... -" w.___.. ~, "'t-v .,G / re. 'Q:iI ~ _os, ">- ~~",l''f'~q~'=~'''' _."".. 01,'" H. ". .,. ,. _ _...-, ~~...;;~_...._..''"' i\l-1'iiIil,;l,;"'...-...."':"'<,....... -,-" ::,....-=:J.. ~1:r:'W"...='~-"'''-_.. ~'!:;t,=,:r'l.r"'b"':"'.....- ..,.,_,c '~\lEYQ~' CiRl;F'C"'~ . '!' w ...--...-.",,' .........."'"",.. TlTlECER11FI.:.\lE ii!.I\'I!l_JClS.'N,...'..~"Pi'!i"~,r."". =:::r::.U"lll'.wI~'BIjlTU"'fO~I't.\lIl".. ~.ii\.~~~~~~r~~if::. :.~~,:.-=......,...l....".~~.. """"'ll:tJ,l""'''' ~".., Hr~~~n:~" "'" ::~'-'~...::"'-,.......,.....- "-'.. ~"~. "" "<J"<J ",,"" "; .-." 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"-,-"''' '-"""',.,.,....,." .". ...... -iii......~- A'l".m'oIllIII'U'-- ili'lI . -.lr1i1'. JIIA"-"-'~ _._~~A'"t_ ATTACHMENT 1 LAND USE APPLICATION FORM 1, Project name 2, Project location 1J~,!;~~f,,~:n(1rr, /,fl-2;~j;A I (indicate street address, lot and block number or metes and bounds description) 3, Present zoning ..1J S k 4, lot size 21 { I ~ I ~ Appl\~an~'s name, address and phone number Jk-Y'r I +- 1-fJ. JV\c.. I \ '( t"" -:tr::\ '(\ . 6, Representative's '(1f~I\ addres~, and phone n~mber 1<"*"tnOs\ o@,__ ~"h~~+D 4Ar8 Lezn \~WAAvC- 7, Type of application (check all that apply): ~ Conditional Use Special Review 8040 Greenline Stream Margin Subdivision GMQS allotment View Plane lot SpliUlot Line Adjustment Conceptual SPA Final SPA Conceptual PUD Final PUD TexUMap Amend. GMQS exemption Condominiumization_ Conceptual HPC Final HPC Minor HPC Relocation HPC Historic landmark Demo/Partial Demo Design Review Appeal Committee 8, Description of existing uses (number and type of existing structures, approximat sq, ft" number Iilf b drooms, any previa s approvals granted to the property) ;\-or i <=-aJI. \ , \ 9, DescriPt~ of ~Iopment app:{)ation / ~ <:7 IL I flY! M_.o:M<.@~5f1 10, Have you completed and attached the following? Attachment 1- land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachments 4 and 5 ASPEN HISTORIC PRESERVATION COMMISSION DEMOLITION, PARTIAL DEMOLITION, OFF-SITE RELOCATION, ON-SITE RELOCATION, TEMPORARY RELOCATION, OR EXEMPTION FROM REVIEW Application Package Contents Following is an application for demolition, partial demolition, off-site relocation, on site-relocation, temporary relocation or exemption from these reviews at HPC. Included in'this package are: 1. Attachment 1- Application form 2. Attachment 2- Dimensional requirements form 3. Attachment 3- Description of general requirements for a complete development application 4. Attachment 4- Description of specific requirements for a complete development application 5. Attachment 5- Applicable review standards on which HPC will base its decision 6. Attachment 6- General summary of the HPC review process 7. Attachment 7- Public notice requirements 8. Attachment 8- Definition of "demolition" and "partial demolition" A pre-application conference is strongly recommended so that the appropriate review process and submission requirements can be discussed, In addition, other reviews, such as those before the Planning and Zoning Commission, which may be required by the Aspen Municipal Code can be identified at this time, A consultation with the Zoning Officer and Building Department is also recommended early in the application process, Demolition review is a three step process, The first step is a review of the structure to be demolished, The second and third steps are significant development review of new structures which replace the demolished building, Partial demolition, off-site relocation, on-site relocation, and temporary relocation are one step reviews, No public hearing is required, TWO COPIES OF ALL SUBMISSION REQUIREMENTS IN A FORMAT NO LARGER THAN 11 "X17" ARE REQUIRED. FOR GRAPHICS WHICH ARE LARGER THAN 11"X17," SUBMIT TWELVE SETS OF PRINTS. '. '3/~ > ~.~. > ASPEN HISTORIC PRESERV A nON COMMISSION MINUTES OF OCTOBER 8, 1997 114 t-k ~ \ J~.. ) S-I. Jeffrey seated. Chair-persons Suzannah Reid opened the public hearing, Amy Guthrie stated that the applicant wishes to change the division of the lot split and make it more equitable. Glenn Rappaport presented for the owner, Joel Ehrenkrantz. Two variances were requested, a side yard variance on the east side for an addition and a side yard variance for a garage. The side yard variance on the east side for an addition is within the setback. The discussion will be a variance on the garage. Essentially the lot line adjustment has to do with creating a lot about 7,000 sq, ft. sectioning off a lot that is 14,161 sq. ft, and the FAR area that would be allowed on the 7,000 sq. ft. lot would be between 2,045 sq. ft. and 2,145 sq. ft, FAR. There is a 100 foot negotiation. The remaining FAR for the new house to be constructed below would be between 3,744 sq. ft. and 3,644 sq. ft, FAR. For clarification Roger stated the request is for an addition with no variances and a garage that would require a variance. Chair-person Suzannah Reid stated that there were no comments from the public, public hearing closed. MOTION: Roger moved to approve an historic landmark lot split for 114 Neale Ave, with the following conditions: 1) The property shall be subdivided into one parcel of 7,000 sq, jt, with an assigned FAR of 2,145 sq, jt, and an second parcel of 14,160 sq, jt, with a maximum FAR of3,644 sq,jt, 2) A subdivision plat as described in Section 26,88,030(A)(2)(d), must be filed. 3) A subdivision exemption agreement and plat as described in Section 26.88,030(A)(2)(e) shall befiled. Motion second by Gilbert, All infavor, motion carried. Chair-person Suzannah Reid opened the conceptual public hearing. No public comments. 2 ASPEN HISTORIC PRESERV A nON COMMISSION MINUTES OF OCTOBER 8. 1997 MOTION: Roger moved to table the public hearing and Conceptual Development for 114 Neale Ave, to October 22, 1997; second by Melanie, All in favor, motion carried. ASPEN MEADOWS TENNIS TOWNHOMES - AMENDMENT TO FINAL Three exhibits. Gilbert stepped down. Jeffrey seated. Amy Guthrie, planner relayed to the HPC that these are new town homes to be built across from the tennis courts. There are six units which are reminiscent of the lodge institutional buildings at the Aspen Meadows. Staff has some concerns with the windows on the west side ofthe building, i.e. glazing and the landscape plan, The landscape plan should suite the historic condition at the Meadows. Jan Derrington from Charles Cunniffe's office and Sam Korn, developer presented. Jan explained the vegetation. On the street side there is an earth berm and the existing trees along the street will be preserved. Three to five feet high shrubs will be planted. Anyone walking along or riding along the street will not see much of the buildings at all. Square wire mesh will be used for the top of the railings. An earth-tone color scheme is proposed. The proposed stucco color is straw, The windows will be clad and doors natural wood. The roof fascia and balcony railings would be a weathered copper look, The site plan indicates the grading of the carports, The fence is a code requirement and the shrubs would come up to the top of the fence. For color 1000 narcissus, jonquils and daffodil bulbs will be added. The board was concerned that the landscape elevation does not indicate all the species, Another concern is the vegetation in the area after the bulbs are done blooming, The proposal is a wood mulch. 3 0448 COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen. Colorado 81611...J. (970) 920-5090 City of AspeD Land Use: 1041 Deposit 1042 Flat Fee /2,0/ . 1043 HPC 1046 Zoning and Sign Referral Fees: 1163 City Engineer 1205 Envtronmental Health 1190 Housing Building Fees: 1071 Board of Appeals 1072 Bullding PermIt 1073 Electrical Permit 1074 Energy Code Review 1075 Mechanical Permit 1076 Plan Check 1077 Plumbing Permit 1078 Reinspection Other Fees: 1145 Copy 1302 GIS Maps 1481 Housing Cash in Lieu 1383 Open Space Cash in Lieu 1384 Park Dedication 1468 Parking Cash in Lieu Performance DeposIt 1268 Public Right-of-way 1164 School District Land Ded, 0>>/ NAME: /Ju..-U;f..;t~ ' ,,' " ADDRESS/PROJE'CT: ~ 11/'/ /kh {- --,;jf ,'-'u..:.t:: . 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I x k 1 5_ • l, .r, ,74. . -4 , ..011;;Z:j.t - _ , '.: V 11 i; • • y _.{ / Sy ' 7 t i1 7! { w � eqa . -A - f l ,f ., tl y 'D. - s i ] b .fix -'J / I t f ^i, b f , �' 1 *,, ti; j, • t .,'$` ,, d 1 eti 1 ,- l ` , � y r f 1 14 110 • ii i .+ 1,Q,,- j 3 - • � - ® - • I ,.: ::. .... . , . . s ari { r — — Mk • NI I , • ■ i CO g . • 4' • . t . . - .,.....-..,. ..• .• . , . • . • VI t- ; _ _ • .� ,t ti ' r * Vi V ` J . ^ I _ I r 11', i ul • { I • Jam': I <: ,$ . ' 4 • /�, -2'''''' " - 1 1 11 � `te 1 �_, l p...: 1 1 . �:� - � , � +r_ 1 : � I I I • NI `+ 1 1 I ' �I �: !i ' 1 • / 1 iii' • :1 jr ,' • • . N • • RCHITECT ASPEN HISTORICAL INVENTORY ANALYSIS SUMMARY , JAKE VICKERY ARCHITECTURE /PLANNING ' A XI ItY 9/10/95 VICKERY 100 SOUTH SPRING ST. ✓r3 POST OFFICE BOX 12360 {,� �} ,J ASPEN,COLORAD081612 Conclusions to Research {� 993 d8ta). TELEPHONE / FACSIMILE (970) 925 -3660 1. 606 single family properties in Aspen Townsite (1995 - from Assessor) 2. Approximately 50 duplex properties (1995 - from Assessor) 3. Duplexes equal approximately 8.5% of total single family / duplex ownership 4. Inventory properties in R6 zone: 135, 57 are Landmarks (42 %) - Inventory properties in 0 zone: 38, 24 are Landmarks (63 %) Inventory properties is all C zones: 48, 26 are Landmarks (54 %) Inventory properties in RMF zone: 18, 1 is Landmark (6 %) Inventory properties in all other zones: 12, 1 is Landmark: (8 %) II Total Inventory properties (16 excluded): 251, 109 are Landmarks (43 %) ' 1 6. Minimum lot size in CC, C1, NC zones is 3,000 sf. All other zones: 6,000 or more 7. 54% of all Inventory is in R6 zone. 8. 82% of residential Inventory is in R6 zone (taking out 86 office /commercial Inventory) 9. 96.6% of residential Landmarks are in R6 zone (taking out 50 Commercial Landmarks). 10. 19% of R6 Inventory is "non- conforming" (below 6,000 square feet of lot area). 11. 28% of R6 Inventory is between 9,000 and 11,999 square feet of lot area. 12. Total single family /duplex properties in town: approximately 656 (1995 from assessor) 13. Percentage of single family /duplex properties on Historical Inventory: 25% 14. Inventory properties in all commercial and office zones: 86 (50 are Landmarks) Please see attached data sheet. CODEAD02.DOC 4. i -e- y7 79_ -c t li . t " pi. 4) : ' .. } .-. -f \ A i' ' � i t ' ,,,. / i "qi. w \ 4,- a te - \ �, ?� a N 1 c t . ' -'4k, ' 8 I i___-- s g .k.., ,\._:..........,.....__ U -J ,- 4 ,..) w Y 0 \ r x 2 o ay H 1-y (f) O .. o 0. \ ,.11_1_ ,.„, \______ _ ______ .._ _. _____ _____\.._ ,\ I N. 1 I 40/ . \. ---- fr /./.•.# /4,/ / V 74,.. // r __ - - - -- \ . '/ ti 4, ..-7-- E-, \ ' 0; --__\,.. i CI .4 , tc; \ IV ,_,. l N UO, N i 1 I • \ 1T \ I 1 1 U ,..., r•.y O t..r r..Jl.:J c..J [.,J C,:,] t.:".71"..7 c7 c7 O cJ ca Q,�U s_ ., ra r7 \ � . . . -\---- - ---- - I - ____\____ s, . ___ ..... w, .,,