HomeMy WebLinkAboutcoa.lu.ec.114 Neale Ave.Historic Lot Split HPC17-982737-073-00038 HPC17-98
114 Neale Street Historic LM Lot Split
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 AVENUE/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 showing such urgency and need are set forth
below.
WHEREAS, pursuant to Sections 26.88.030(A)(2) and (5), and 26.72.010(G) 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 of 6,001
square feet and 15,160 square feet; and
WHEREAS, pursuant to Section 26.72.010(G) 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 of the 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(G) 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 of the 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 1, above, the City Council does
hereby grant a subdivision exemption for 114 Neale Avenue/17 Queen Street with the
following conditions:
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 6,001
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.
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
John Bennett, Mayor
ATTEST:
Kathryn S. Koch, City Clerk
c:\home\rnitchh\wmcil\nealwrd.doc
1998.
Y =6 , 1 r1 r
1sr .IIV users
lsls
low t'f
1 Is11< 711C1
1H1♦• MIND Foom
>&a
qmW
cow_
r Ira
ipaort
a
'a?
/ _--c.%10 i VC'c:
.d1 am mm lawny ti.MW .1 7 mim
wKA � COPP .w�aa Lao•t1%2 :si. M. Paler -0.
7.3• �� OM. 4/7-0.07 LDS "12f" s11 S in "we
• PIEWAAfiUM 7 7s =110"MnI
ptoap r.0 0 mf11wT me.
.47 PIXEL 1
,. VINIP" lzo = (.ems !. 47.1712
�1 "a ,.e mom sslm or .3 1 .3 a.
•1.I, . .•_
u.im t..,r.IS
PQWM ANSWERS LOWIND
-
PON=:
111� P1aa -- - av� us=
w .
C.ITIFIGTION _
_
•
I. >!w . *.On& 1q1 corrnr nos '1w1 ,ws1.mr ueanr mrllfe"
•
IM � 1N !WIT I1 NowLAM 11�rR
tit A Irk slow RaT. -mr IT It >R 1 S-"UO Vss 1r TIM
.. M1M
mumuissow 17RO& MOAMa • 1lmm'r—u'Pft ua0. 1 lend Call"
ti nommomomw
1w -W W. � as m 1 ommlO lR 0 11M1 — 1A W
�/ •'
1��.
j ' OlR
wp asr +Blur► mosism116 at anST WINES TM ,r.••la 0 Im tar.
. �V, ...
GM" AS ssi %W 'ts rs 11 111aua.M1 ust '16 /11e11O •alMI/O.
am" r J1MOrR An TIS. is 0 0111011 rinse 441 llm .R uR O/OQr
•- � �►f 1
• .
i0a� • 11rOlu►n1► Err ! rls 6K. ®T 41 1104410M. .
- Y
aim ftm, M/ 0 —110 .
P Y ._ .
' • awomw
..
.
P
LMPROVL .F-NT LOUT 1 ON CRT I F i CIA i cc
►AitCEL I. OF TK 30UNGARY AGRES-ENT M
'
RC-=RMM IN 300K 13 AT PAGE 33.
COUNTY OF P I M I N. =LORACO
mW..o 11
SITIt:Gf:c.f 1�rl/f1M1 — MY .-
46 .� .,.. ..a a ...�
„-I ILE Ef IIf.7fARG rT��
.rr .•r�i -
.I TY 'M�IM� AL
�1 T1pt IG t•E1E11TATI OM <' •.ITT I•• M••0•K
'01••I.I T' ]K'IElp..tl.T V..OTK
3XAK uY 16C.""s MATIf14Ti
'Ifllir1=u�T�
HERRON PARK
SUBDIVISION EXEMPTION PLAT
FOR
17 QUEEN HISTORIC LOT SPLIT
MR17-
v
LOT X
EX+riBCT �"
PARCEL: 2
I
—a. —MMw11S2 a M
Auu TIrMx 9t♦I.ElL1. li
�Q .aZ�iZ�
�•, -
Ji g • '� ►; =Mc. 441
Bair. � '•
�.r ••Zi . ` . _
. �0, 3ata�•. a. Q.;.:
Caiwi;r�sl.: tad►
st�s�
�x.• '-
'
Jt =4 IZ' -0�` + 5�.37 fret •
-
. _ . _ _ -
_ : : x,.
.
mum"s',' 1f.3s fS•tt:
_
_
•
: ;: _
h!
•
''�.tt�r;,►
1.
n 't•
•,.. •�, •. •i7ri�'��C is
•
Lb/ MOK& ilmi;. of.do
�` ..
.
IV
-�va
—/ dime►'•
, ems':.. r ,r .. .-•jam.
„t
ter, �_
• •w
JL
.A
`
371,7 Quy' 7L. i STREET
f 14 !C?ti-ITY I.�OCXMON MAP
OW
` � f
IA
>A4\
✓ 11 r
Jb
to
� •r
✓ r�"
Mail
r
6-;
•Btaamr�`t Q°
Wig
'�
0
�-•�
�•vcsde Av �.d
.�
R.Vcrzde MIT
_ =-5
Saar mm C'
G3
St - C—H-7
.yliAl�.�Y LZ 1 - 4
r
1 i
Sbowi • l -
f
Aspen
` LC= jw : CrO ....
�' "'
Cr6
Susmis �••
�S
Teri c'•
Gb
L Ce Av.
� Rd
3
MEMORANDUM
TO: The Mayor and City Council
THRU: Amy Margerum, City Manager
John Worcester, City Attorney
Stan Clauson, Community Development Director--(�, "
Julie Ann Woods, DeputyDirector
FROM: Mitch Haas, Plannei-
1
RE: 114 Neale Street, Historic Landmark Lot Split --- First Reading of Ordinance
No. _Lj&, Series of 1998.
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 6,001 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 Street/114 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
0
26.72.010(G) 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(G).
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
variance from the HPC. Pursuant to Section 26.100.050(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 26.100.040(C)(1)(a) [this citation is incorrect and should
actually refer to Section 26.100.050(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 (1) 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(A)a), Historic Landmark Lot Split
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-1 SA
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
variance. All other dimensional requirements of the R-15A zone district shall be complied
with.
Section 26100- 0SO(A ff2)(e). G -QS Exemption by the Community Development
Director. Historic Landmark Lot Split
Pursuant to Section 26.100.050(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, 010(G). Historic Landmark Lot Slit
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:
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 6,001
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: "I move to approve the First Reading of Ordinance
Number , Series of 1998."
CITY MANAGER'S COMMENTS:
EXHIBITS:
Exhibit "A" - The submitted Land Use Application
0
•
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
0
this ordinance as an emerocy 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
CERTIFICATION OF OWNERSHIP AND DEDICATION
KNOW ALL PERSONS BY THESE PRESENT THAT HENRY AND LANA TRETTIN
OWNERS OF CERTAIN LAND IN THE CITY OF ASPEN, PITKIN COUNTY,
COLORADO DESCRIBED AS FOLLOWS:
PARCEL 11 OF THE BOUNDARY AGREEMENT PLAT THEREOF RECORDED IN PLAT
BOOK 13 AT PAGE 35, CITY OF ASPEN, COUNTY OF PITKIN, COLORADO.
HAVE BY THESE PRESENTS LAID OUT, PLATTED THE SAME INTO LOTS 1 AND
2 114 NEALE/17 QUEEN HISTORIC LOT SPLIT AND DEDICATE THE WALK AND
DITCH EASEMENTS SHOWN HEREON TO THE PUBLIC.
OWNER: OWNER:
HENRY TRETTIN LANA TRETTIN
STATE OF )
)SS
COUNTY OF )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE THIS DAY OF
, 1998, BY HENRY TRETTIN.
WITNESS MY HAND AND OFFICIAL SEAL
MY COMMISSION EXPIRES:
NOTARY PUBLIC
STATE OF )
COUNTY OF ;SS
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE THIS DAY OF
, 1998, BY LANA TRETTIN.
WITNESS MY HAND AND OFFICIAL SEAL
MY COMMISSION EXPIRES:
NOTARY PUBLIC
SURVEYORS CERTIFICATE
I, JOHN HOWORTH HEREBY CERTIFY THAT A SURVEY WAS PERFORMED UNDER
MY DIRECTION AND SUPERVISION OF THE HEREON DESCRIBED PROPERTY, CITY
OF ASPEN PITKIN COUNTY COLORADO AND THAT A BUILDING WAS FOUND
TO BE LOCATED THEREON, AS SHOWN ON THIS MAP, THE LOCATION AND
DIMENSIONS OF THE BOUNDARY LINES, UTILITIES, IMPROVEMENTS AND
EASEMENTS SHOWN ON THE TITLE COMMITMENT NOTED HEREON ARE ACCURATELY
SHOWN ON THIS MAP, AND THE MAP ACCURATELY AND SUBSTANTIALLY DEPICTS
THE LOCATION AND HORIZONTAL DIMENSIONS OF THE BUILDING AND
INDIVIDUAL UNITS AND THE UNIT DESIGNATIONS THEREOF. THIS SURVEY WAS
PERFORMED IN ACCORDANCE WITH COLORADO REVISED STATUTES 1973 TITLE
38) ARTICLE 51 AS AMENDED FOROM TIME TO TIME. CONTROL SURVEY CLOSES
TO GREATER THAN 1:10,000.
SIGNED: _
JOHN HOWORTH P.L.S. 25947
TITLE CERTIFICATE
THE
COUNTY DTITLE1NEI NC REGISTEREDULY ITODDOEBUSIINESSTINEPIITOF KPINTKIN
COUNTY,COLORADO DOES HEREBY CERTIFY THAT THE PERSONS LISTED AS
OWNERS ON THIS PLAT DO HOLD FEE SIMPLE TITLE TO THE WITHIN
DESCRIBED REAL PROPERTY,
ALTHOUGH WE BELIEVE THE FACTS STATED ON THIS PLAT ARE TRUE, THIS
CERTIFICATE IS NOT TO BE CONSTRUED AS AN ABSTRACT OF TITLE) NOR AN
OPINION OF TITLE NOR A GUARANTEE OF TITLE AND IT IS UNDERSTOOD AND
AGREED THAT PITKIN COUNTY TITLE ,1 INC. NEITHER ASSUMES NOR WILL
BE CHARGED WITH ANY FINANCIAL OHLIGATION OR LIABILITY WHATSOEVER ON
ANY STATEMENT CONTAINED HEREIN.
PITKIN COUNTY TITLE, INC.
601 EAST HOPKINS
ASPEN, CO 81611
SIGNED:
BY:
STATE OF COLORADO )
COUNTY OF PITKIN )�s
THE FOREGOING TITLE CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS
DAY OF ! 1998 BY
OF PITKIN COUNTY TITLE, INC.
WITNESS MY HAND AND OFFICIAL SEAL
MY COMMISSION EXPIRES:
NOTARY PUBLIC
CITY ENGINEERS' APPROVAL
THIS PLAT WAS APPROVED BY THE CITY OF ASPEN DEPARTMENT
OF ENGINEERING THIS _ DAY OF 1998,
CITY ENGINEER
CITY COUNCIL APPROVAL
THIS PLAT WAS APPROVED BY THE CITY COUNCIL OF THE CITY OF ASPEN THIS
_ DAY OF 1998, BY ORDINANCE NO. 16, SERIES OF 1998.
MAYOR
COMMUNITY DEVELOPMENT APPROVAL
THIS PLAT WAS APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR OF THE
CITY OF ASPEN, COLORADO SIGNED THIS AY OF ,1998.
DIRECTOR
CLERK AND RECORDER'S CERTIFICATE
THIS PLAT WAS ACCEPTED FOR FILING IN THE OFFICE OF THE CLERK
AND RECORDER OF THE COUNTY OF PITKIN, STATE OF COLORADO AT
O'CLOCK M. THIS DAY OF 1998, AND RECORDED
IN PLAT BOU _ AT PAGE _AS RECEPTION NUMBER
CLERK AND RECORDER
lJ
Lnj
END OF CURB
NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL
ACTION BASED UPON ANY DEFECT ON THIS PLAT WITHIN THREE YEARS
AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION
BASED UPON. ANY DEFECT IN THIS PLAT BE COMMENCED MORE THAN TEN
YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. THE
CERTIFICATION IS VOID IF NOT WET STAMPED WITH THE SEAL OF THE
SURVEYOR.
SUBDIVISION EXEMPTION PLAT
FOR
114 NEALE/17 QUEEN HISTORIC LOT
OF
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,
CONTAINING 21,161 SO. FT. (0.486 ACRES •/ )
ACCESS EASEMENT
PLAT BOOK 13
AT PAGE 35
LEGEND AND NOTES
O
FOUND SURVEY MONUMENT AS DESCRIBED
3' DIA. B.L.M. BRASS CAP E.A.T. 11
❑
UTILITY BOX
®
MANHOLE
G
o FENCE
9
0
UTILITY POLE
®
DRAIN
®
WATER VALVE
•
SURVEY CONTROL
F
FIRE HYDRANT
POSTED ADDRESS '17-
-
OVERHEAD UTILITIES
TITLE INFORMATION FURNISHED BY:
PITKIN COUNTY TITLE, INC.
DATED: 03/19/9IS
CASE NO. PCT 12873
O
SET 25947
WATER SEWER AND GAS LINES ARE LOCATED
IN NEALE STREET.
u
rev
IL O °T 2
15,160 SO. FT. /-
0.348 ACRES •/
PAVED
DRIVE
PAVED ?� \
DRIVE
NO. 5 RE -BAR
I j
PUMP
HOUSE
DRIVE ENCROACHES
SP L I T
9018
CONC
WALK
R_ 0 A
END OF CUR \ •
l\
N6S��
O •N
/ GRAVEL \
54 \ DRIVE 6
0 9j �ry0 S
..0 OB.L.M. TEE
iIL
UT I LI T I E SL 7922.9 J.J ,cam
11 11 ® �S.J S E
HISTORIC OVERLAY PARCEL
OF THE TRETTIN PROPERTY _
RECEPTION. NO 334163
AREA 3,543 S.F. •/-
\ N Y
\6'0
B�
IL O rT I
6,001 SO. FT.
0.138 ACRES •/ \
h
6868
CONC,
DRIVE
I#]
GRAVEL
DRIVE
10 FOOT WIDE
DITCH EASEMENT
ALONG CENTERLINE
1'-10'
s
10
LINE BEARING
L 1 S 52o33'09'E
L 2 S 86°09'14'E
20
DISTANCE
5.90'
8.70'
P A RE%, C IE IL 2
OF THE BOUNDARY AGREEMENT PLAT THEREOF RECORDED IN
PLAT BOOK 13 AT PAGE 35 CITY OF ASPEN, COUNTY OF PITKIN,
STATE OF COLORADO.
VICINITY MAP
N.T.S.
i
h1 \
00 9 f
1\ ids, `a ¢ Race St
A? 3
Srnuyyler Mtn Rd
SITE
s
82
�...,
4 ` `h0
h C ro m C �C
t� y
3 4 Mail `"' ems, Y p -.,� l ` � �
r !!'~b
n n T ate__ 1 Ci, fs Sf m t:
PLAT NOTES
1 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 6ONDSIDERATION OF POTENTIALLY APPLICABLE LOT AREA REDUCTIONS (i.a.
SLOPES) ACCESS EASEMENTS, etc.). THE APPLICANT SHALL VERIFY WITH THE OITY
ZONING OFFICER THE TOTAL ALLOWA8LE 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
BYRCEL (THE SOUTHERLY THE ZONING OFFICER THAT ENO LOT 1AR�EA0REDUCTIONS SQUARE EARE T. PREQUIRED, ED ITTHE MAXIS IMUM
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 HE HPC)AND 3,945 SQUARE FEET OF FLOOR AREA ON THE SOUTHERLY PARCEL.
THrj INFORMATION I/EKIFIED BY THE CITY ZONING OFFICER.""+, °C "^"'
2 LOTTHE ASPEN ARELANHISTORICCODLANDMARKS SUBJECT TO THE RELEVANT PROVISIONS
3 DEVELOPMENT ON LOT 2 SHALL CONFORM TO APPLICABLE SECTIONS OF THE ASPEN LAND
USE CODE REGARDING EMPLOYEE HOUSING MITIGATION, INCLUDING 26.100.050 (A)(2)(c).
4 INFORMATION REGARDING THE APPROVALS REFERRED TO ABOVE IS AVAILABLE
THROUGH THE OFFICE OF ASPEN CITY CLERK. THESE SITE SPECIFIC DEVELOPMENT
APPROVALS MAY BE FURTHER AMENDED OR MODIFIED BY THE OWNER PURSUANT TO
APPLICABLE PROCEDURES DETAILED IN THE ASPEN LAND USE CODE.
5 NO FURTHER SUBDIVISION MAY BE GRANTED FOR THESE LOTS NOR WILL ADDITIONAL UNITS
BE BUILT WITHOUT RECEIPT OF APPLICABLE APPROVALS PURSUANT TO GROWTH MANAGEMENT
ALLOCATION SYSTEM PURSUANT TO CHAPTER 26.100 OF THE ASPEN LAND USE CODE AND
MUST COMPLY WITH THE APPLICABLE PROVISIONS OF THE LAND USE CODE IN EFFECT AT THE
TIME OF APPLICATION.
6 EASEMENTS LISTED IN SCHEDULE B IN THE COMMITMENT FOR TITLE INSURANCE
PREPARED BY PITKIN COUNTY TITLE INC. CASE NO. PCT 12873, DATED:
03/19/98, THAT AFFECT THE PROPERTY ARE SHOWN.
7 ACCESS TO EACH LOT AT THE TIME OF FUTURE DEVELOPMENT SHALL BE FROM THE
SIDE STREETS KING AND QUEEN STREET RESPECTIVLEY UNLESS CERTAIN SAFETY
IMPROVEMENTS AS REQUIRED BY THE CITY ENGINEER ARE MET.
8 NOTE FOR SIDEWALK EASEMENT. IN THE EVENT THE OWNER RELOCATES THE SIDEWALK
WITHIN THE STREET R.O.W. THE EASEMENT SHALL TERMINATE.
9 THE SUBDIVISION EXEMPTION AGREEMENT IS RECORDED AS RECEPTION NO.
OF THE REAL ESTATE RECORDS OF PITKIN COUNTY, COLORADO.
10 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.
11 THIS PLAT WAS APPROVED BY CITY OF ASPEN ORDINANCE NO. 16 OF THE SERIES OF 1998,
WHICH WAS RECORDED AS RECEPTION N0. _ _, OF THE REAL ESTATE RECORDS OF
PITKIN COUNTY, COLORADO.
12 ACCESS TO LOT 2 SHALL BE VIA EXISTING CURB CUT ON QUEEN STREET, AND ACCESS TO
LOT 1 SHALL BE VIA EXISTING CURB CUT ON KING STREET.
PREPARED BY
ASPEN SURVEY ENGINEERS) INC.
210 SOUTH GALENA STREET
ASPEN, COLORADO 81611
PHONE/FAX (970) 925-3816
DATE JOB
4/98 rev 5-22-98 22129A
14 fl6kL46 3�T-
41�(ORJ C.0e LM LOOT
0-
L71
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 strongly object to the approval of that variance. We cannot see one good reason why it
should be granted.
One main issue is still, as it was the last time this issue came 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 they 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 FIFTEEN 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 equipment 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.
We hope and plead that you will take this into consideration.
Sincerely, 4?2 2- 8
��a s k/VC-7 s,
Property owner and concerned residents next to the property line
January 14, 1998
Amy Guthrie
Historical Preservation Officer
Aspen Community Development Department
City of Aspen
130 South Galena
Aspen, Colorado 81611
RE: Additions to 114 Neale Street
Significant Review
Dear Amy,
RCHITECT
k. I
100 SOUTH SPRING ST. N3
POST OFFICE BOX 12360
ASPEN,COLORADO81612
TELEPHONE / FACSIMILE
( 9 7 0 1 9 2 5 - 3 6 6 0
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.
Siinncer�ely,
�
JAe Vickery
TO:
FROM:
RE:
DATE:
MEMORANDUM
Aspen Historic Preservation Commission
Amy Guthrie, Historic Preservation Officer
114 Neale Avenue- Final (garage only), worksession on proposed
addition
November 24, 1997
SUMMARY: HPC granted conceptual approval for a carport, including a sidevard 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
The proposal is in conflict with one area of Ordinance #30; garages.
1. Standard: Garages: 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.
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:
1) Approve the Development application as submitted.
2) Approve the Development application with conditions to be met prior to issuance of
a building permit.
3) Table action to allow the applicant further time for restudy. (specific
recommendations should be offered)
4) Deny Development approval finding that the application does not meet the
Development Review Standards.
Recommendation: Staff recommends HPC approve the application as submitted.
Recommended Motion: "I move to approve the application for a garage at 114 Neale
Avenue as submitted_"
1 .." ,MA.r, _ Cb--� I ,f,
i
0
w
INT
FROM : THE SCl/ART GROUP PHCNE NO. : 303 945 502.3 F E -
FROM THE SCl/ART GROUP
PHONE 110. 303 945 5023 Pol
RCHITECT
114 Neale Street
HPC Conceptual Review - Amendment
Responses to HPC Comments
Jake Vickery Architects
11 /20/97
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):
100 SOUTH SPRING ST. M3
POST OFFICE BOX 12360
ASPEN, COLORADO 81612
TELEPHONE / FACSIMILE
( 9 7 0 ) 9 2 5 - 3 6 6 0
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 not satisfy, we have returned to a one car garage
as in the original program.
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: R15-A
REVIEW STANDARDS: 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(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 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 the provisions. of this chapter or a "lot split"
exemption pursuant to Section 26.100.040(C)(1)(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:
1) Approve the Development application as submitted.
2) Approve the Development application with conditions to be met prior to
issuance of a building permit.
3) Table action to allow the applicant further time for restudy. (specific
recommendations should be offered)
4) Deny Development approval finding that the application does not meet the
Development Review Standards.
Recommendation: 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. 1 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."
;RN 07 '97
z
0
04:21PM ARCHITECT
- ATC
o;.
' �..4-
�II'I SI'IdS ZO'I i��n- \
loll QUEEN STREET
IBff 4
r ,a
V
Off$
z
Q
OV
aoc
;'
1-6
410
z
C
ol
�Z
l
M ,
r�
Z0'd 0STS6606TOT-QI HSngN3QOM NI113d.L 89:88 L6-9Z-98
foov
Ut4OQV"
10TIA
Zi
SA.Al'
85
CIO
Dom
ow
OST
/*
13
Is 1 OEM 7222.7
N 56*29'48"V 72.95*
�140 -j "I'T
Ilk
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 area of 2,145 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
October 15, 1997
Amy Guthrie, HPO
Aspen Community Development Department
City of Aspen
130 South Galena
Aspen, Colorado 81611
RE: 114 NEALE STREET (AKA 17 QUEEN STREET)
APPLICATION FOR CONCEPTUAL REVIEW
PROPOSED ADDITIONS AND VARIANCE REQUEST
Dear Amy,
RCHITECT
hm
100 SOUTH SPRING ST. a3
POST OFFICE BOX 12360
ASPEN, COLORAD081612
TELEPHONE / FACSIMILE
( 9 7 0 1 9 2 5 - 3 6 6 0
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.
Sincerely,
Jake Vickery, Architect
WQcdap.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 EHRENKRANZ
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 apply):
Conditional Use Conceptual SPA X 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 _ GMQS Allotment
Historic Lot Split GMQS 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 FARsf, 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
YES Response to Attachment 3, Specific Submission Contents
YES 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: 16.41
Rear: 10,
Side: 10,
Combined Frt/Rr: N/A
EXISTING NONCONFORM ITIES/
ENCROACHMENTS:
JOELEHRENKRANZ
1114 NEALE STREET, ASPEN, CO
APPROX. 7,000 SF
1,120 SF HOUSE
APPROX 2,045 S.F.
APPROX 2,045 S.F.
(UNDETERMINED)
25 FEET MIDPOINT
25 FEET MIDPOINT
ALLOWABLE.
Front:
25'
Rear:
10,
Side:
10,
Combined Frt/Rr:
N/A
FRONT YARD SETBACK
PROPOSED:
Front:
Rear:
Side:
Combined Frt/Rr:
25'
0'
0'
N/A
VARIATIONS REQUESTED (eligible for Landmarks only: character compatibility finding must be made by
HPC1:
FAR:
SETBACKS: Front:
Rear: 10' East
Side: 10' North
Combined Frt/Rr: N/A
Minimum Distance Between Buildings:
Parking Spaces:
Open Space (Commercial):
Height (Cottage Infill Only):
Site Coverage (Cottage Infill Only):
N/A
N/A
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 roof, 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 involving 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 photos) 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.
o fir' I � ��T
i 7 QTF L L T
a ��� 9 9a IT
Rd Ri
Pf
a
Hunter
Ra �c 17 QUEEN STREET
VICINITY / LOCATION MAP
ood D ck L,
m
i
illiim .:1 Vine St
Aspen
9t 'q/o a'� So Ay,
\ $oNY82
SY
S m
sue,-
Zym ,� Rd
-6 ti t
i-I ,t"�. c a Jt . SITE
� � oZ°' of 4 � :_; � Ro► :.,.
Mao
6-7 q y D !et m � g Rd
V GI/ vr�n A� `,G�
Crib
-.-E Z-3 o 0 2� '
•layer ^.
Pf
----. -3-i River Dr . , R �
G-6 Riv=dc Ay.......
_ r H-I-6 Rivande Dr.. _ _ _ .._.. I-b-7 g FI .r Dr
Rwing Fork Dr_._...__
X-6 Roaring Fork
�S Sabin Dr.--- ^_ ............D-E-b ouch .�v.._... `Qd Gi
Sage SL G-H-5-6
Salvation Cu ._ ;�..._.._ .._.w_.. E-?. SptuCa 3L_ m"
Saw dill C _....�.............. ._.G-3 Summit SL-H-S
Sesame St_.. _`__ -.G-H Teal CL..__...:�.. _G-6 a i
Shadwood Dr: _..1-I-7-S Toby
Shady La--._ ............--F-G-S Truscca PL_._ F F-I-2 2
...�.... r 1 Sbott C.---_._ Twin Ridge Dr ___.-
..__._. H 6 Silva King Dr » .....-_.....E-2 Utz AV,
Sidmming Ln=_.._........_.......H-7 Vine SL_-_--__ ..G-6
Smuggler SL..___ ---.--_F-G-3-S Walnut SL- — Cro �
- - _ .. ... T, Z � .v..._ .., u
�.- .4QQltN i •.. L I . �{wiw .� �. mot.. . .
ltpsa, ,Cmlozsdo :8261Z '
,y 1 EXHIBIT` .2 +` s
• .. .z, cl,a,..3:ia:tso�: Z2s•• • •.: •.
I pas
Tract. 4d, 3sst '1ipsa `:• ,, .. ,
�w�r.�"�y�T issaibad L# fs23a�ra: .' :� � � 't •:•• ,: -� • �'.'•• ' •
• .. i•.•. ... •, ' ~fir t �.N : %.. •� I.
?-baz With E.j„Y.
•'' '� fir
ice.: 1S 16
:4s' ol�
�. 3Q.. 17'' ' .Q�:jt,' �i�.37 fsasi• , �' _ �.,.• _ µ .�a�
er
- � . 7 ' 3�' � X3�. ,�#:••. 77 .;?jc��•o • tD tbu� �� i�a'.: off.. t.:�i �s�'Nt;� ,,, - t -^ • ,..,�'�
-• Point � �i=��'i • - - ' i ` ••• • t � : ` i • • • - ''".�,�' '
fiid sl �ti�fS: 2Is161 °seumm .fast no=s or
p
•t .'t
':,'-. •.: •.~•, - ...r - - ^ 4 �,i may, :�•.,. .�•• 'l ,% •.. 1.:. ,.`�`
• !� v y. ` - ••,. _ � " � , ' ,. - � . ,,, �� - sty �.
F ', ' c i t r • ,, t t:= t' ;1 ,,.. �' .`.J �i�l ; 4-zIrif2 ,tp
ry
v IOTA U"00"
f,z
z
SA.Al'
65
a
AM
ISN
12.4
DECK
12.4
A
N 56*22�48'* 72.95'
AM Lu
-AID
lb
41
140
-i=1- (cli U Lip-diN
SCALE
I Ira • Ie Far
0 10 20 TO M
EXHIBIT 3
In PLA
IZ
-��
MIe ,q
Y RNM t�'
tt
1 x.v-d.cr 1
9
r KV T.111
4•.
,.+
CONTROL
.�•.I
RDITCH
,
RAIa
STOW,
MM FRY[
WAIT
' J• CONC.
RW►
wC
S
_
PAX EL 1
AREA • 21.141 /O.RT. •2•
tU1 tM 11 TR AO
NOT Rlgp LOCATED
LEGEND & NOTES
ROL40 3LRRTET NOIMMW A/ 04114MINED
ICD ►1_A W COIORIIRIEALTII LAND TITLE INVA. CO. POLICY N0.
• We WAWA
7.2' 1" CDR. 417-024423 DATA 4JI3191 VAR USED IN TW
PREPARATION OF THIS MTIFICATt .
ESARINM eA.1ED ON 1O111"WT on. (KM RI TO
mwfw.1fT CDw= ,""1 104 Arw-I!
CORI,ER1 ROUT TAMP RRv1 RECORD IT .2 TO .2 Rr.
M FORTED AOOdIM LOMTW
►ARCS I
POWER 10.E *VOWS LIWI
SO RA CAR
\�
MIe
1'
►wo Von
CERTIFICATION
DATID W. NIMIDE. HopM CpTIRT T1Mr THIS IVROTI2l11T LOCATION CCRTIRICATT
.
W PWAM FOR 7%11 11 It DOT A LAIC PAM
MAT M ;WWYCRDR PAWY MAY. AND THAT IT If NOT TO 34 "HIL 10 UM FOG THE
ORIRYT
flTAKIOROT OF MICE. erILD1/1e. M OTWI- IVRRIiO�ITt LINES. 1 RIRTIQ CCM117
_
rmf Tw 1wRRTedws ON Tli MCR ON m lIDO LOT as THIS - SAT OR
0111T[
EMI CCU* NfILITF CNIOICTIONe. AMR aflllLT WITHIN THE tONCMIn OR rW LOT.
CIN" At Nf11N. TIMT TIQE AM M DIOOACHOITS VON TW "C"t"Te H011ftS.
'
COCOT V IMICATO, AM THEM 1e M AP►AMOK "MOLE OR /1YI M ANT WOOft
.
.
A
iA
agsllfe M RDDOIIMAN'F rYT OF eA1e LOT. Q:OT Y IIO1CAiD. ;
D►Tp 1111111. -OAT OR IRA
SIGNED
.
Al
AO011
to CAP
W
• • Mt!!1T
'
HRR, O1V PARK
V �1E T LOCATION CERTIFICATE
II-IPRO E. N
all
PARCEL 1. OF THE BOUNDARY AGREEMENT PLAT
RECORDED IN PLAT BOOK -13 AT PAGE 35.
COUNTY OF PITKIN. COLORADO
PRVARCD IT
ASPEN SURVEY ENGINEERS. TNC.
tie I. eKau STOW
F
O
H
a
ww
F
w
wdU
a ` a
Q
��W
�
WaU
�
O
Wm
O�xx
El
0
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 curvilinear 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 of fifty (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.
() 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 within two (2) feet of
a common front setback line, a minimum 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.
() 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, lightwells 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.
f
0;
% FOR
omw
1
V
a J
1
r YNI
w.
x �
x KO8
<"
u �m�
LLN
aw0
�a:0
r
wa
U
2
F w
W D p
_
w�
d go`'
,.., ... a
....
a
r
mom
x
Ux8
�^
U
zo
c.w p
W
F LL u
7 O
2
= ^
a
r M O N
w p
W v�i=ao
�v
U zm
<,
wN
awl
N
�N
wa
F- wi. U
W (Do
"'�-
Z
?�
ti g w0
J p
W&
CERTIFICATION OF OWNERSHIP AND DEDICATION
KNOW ALL PERSONS BY THESE PRESENT THAT HENRY AND LANA TRETTIN
OWNERS OF CERTAIN LAND IN THE CITY OF ASPEN, PITKIN COUNTY,
COLORADO DESCRIBED AS FOLLOWS:
PARCEL 1! OF THE BOUNDARY AGREEMENT PLAT THEREOF RECORDED IN PLAT
BOOK 13 AT PAGE 35, CITY OF ASPEN, COUNTY OF PITKIN, COLORADO.
HAVE BY THESE PRESENTS LAID OUT PLATTED THE SAME INTO LOTS 1 AND
2 17 QUEEN HISTORIC LOT SPLIT AND DEDICATE THE WALK AND DITCH
EASEMENTS SHOWN HEREON TO THE PUBLIC.
OWNER: OWNER:
HENRY TRETTIN LANA TRETTIN
STATE OF )
)SS
COUNTY OF )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE THIS DAY OF
, 1998, BY HENRY TRETTIN.
WITNESS MY HAND AND OFFICIAL SEAL
MY COMMISSION EXPIRES:
NOTARY PUBLIC
STATE OF )
)SS
COUNTY OF I
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE THIS DAY OF
, 1998, BY LANA TRETTIN.
WITNESS MY HAND AND OFFICIAL SEAL
MY COMMISSION EXPIRES:
NOTARY PUBLIC
SURVEYORS CERTIFICATE
MY DOIRECTIIONRTH HEREBY AN6 SUPERVISIONIOF THETHATHEREONRDESCRIBEDERFORMED PROPERTY) CITY
FO
TO BEOF APL06ATEDKTHEREON) ASEN PITIN COUNTYCSHOWND0OLORAO4 THDISTMAP.ANHATATHEILOCATIONBULDING WASANDUND
DIMENSIONS OF THE BOUNDARY LINES, UTILITIESj IMPROVEMENTS AND
EASEMENTS SHOWN ON THE TITLE COMMITMENT NOTED HEREON ARE ACCURATELY
SHOWN ON THIS MAP, AND THE MAP ACCURATELY AND SUBSTANTIALLY DEPICTS
THE LOCATION AND HORIZONTAL DIMENSIONS OF THE BUILDING AND
INDIVIDUAL UNITS AND THE UNIT DESIGNATIONS THEREOF. THIS SURVEY WAS
PERFORMED IN ACCORDANCE WITH COLORADO REVISED STATUTES 1973 TITLE
38, ARTICLE 51, AS AMENDED FOROM TIME TO TIME, CONTROL SURVEY CLOSES
TO GREATER THAN 1:10,000.
SIGNED:
JOHN HOWORTH P.L.S. 25947
TITLE CERTIFICATE
THE UNDERSIGNED, A DULY AUTHORIZED REPRESENTATIVE OF PITKIN
COUNTY TITLE INC.. REGISTERED TO DO BUSINESS IN PITKIN
COUNTY) COLORADODOES HEREBY CERTIFY THAT THE PERSONS LISTED AS
OWNERS ON THIS BEAT DO HOLD FEE SIMPLE TITLE TO THE WITHIN
DESCRIBED REAL PROPERTY.
ALTHOUGH WE BELIEVE THE FACTS STATED ON THIS PLAT ARE TRUE, THIS
CERTIFICATE IS NOT TO BE CONSTRUED AS AN ABSTRACT OF TITLE NOR AN
OPINIOAGREEDNOF THATTPTTKIN COUNTYLE NOR A TITLE
INCTITNEITHER ASSUMESAND IT IS NNORWWILL AND
BE CHARGED WITH ANY FINANCIAL 06LIGATION OR LIABILITY WHATSOEVER ON
ANY STATEMENT CONTAINED HEREIN.
PITKIN COUNTY TITLE, INC.
601 EAST HOPKINS
ASPEN, CO 81611
SIGNED:
BY:
STATE OF COLORADO )
)a�
COUNTY OF PITKIN )
THE FOREGOING TITLE CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS
DAY OF 1998 BY
OF STEWART TITLE OF ASPEN, INC.
WITNESS MY HAND AND OFFICIAL SEAL
MY COMMISSION EXPIRES:
NOTARY PUBLIC
CITY ENGINEERS APPROVAL
THIS PLAT WAS APPROVED BY THE CITY OF ASPEN DEPARTMENT
OF ENGINEERING THIS DAY OF 1998.
CITY ENGINEER
HISTORIC PRESERVATION COMMISSION APPROVAL
THIS PLAT WAS APPROVED BY THE HISTORIC PRESERVATION COMMISSION
OF THE CITY OF ASPEN THIS DAY OF 1998,
CHAIRMAN
COMMUNITY DEVELOPMENT APPROVAL
THIS PLAT WAS APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR OF THE
CITY OF ASPEN COLORADO SIGNED THIS AY OF ,1998.
DIRECTOR
CLERK AND RECORDERS CERTIFICATE
THIS PLAT WAS ACCEPTED FOR FILING IN THE OFFICE OF THE CLERK
AND RECORDER OF THE COUNTY OF PITKIN, STATE OF COLORADO AT
O'CLOCK, _.M. THIS DAY OF 1998, AN6 RECORDED
IN PLAT BOOK _ AT PAGE --AS RECEPTION NUMBER
CLERK AND RECORDER
C
j— END OF CURB
SUBDIVISION EXEMPTION PLAT
FOR
17 QUEEN HISTORIC LOT SPLIT
OF
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.
CONTAINING 21,161 SO. FT. •/- (0.486 ACRES «/-)
LEGEND AND NOTES
O
FOUND SURVEY MONUMENT AS DESCRIBED
IS
3' DIA. B.L.M. BRASS CAP E.A.T. 11
❑
UTILITY BOX
®
MANHOLE
r 60
FENCE
0
UTILITY POLE
®
DRAIN
®
WATER VALVE
♦
SURVEY CONTROL
F
FIRE HYDRANT
POSTED ADDRESS: '17'
—
OVERHEAD UTILITIES
TITLE INFORMATION FURNISHED BY:
PITKIN COUNTY TITLE, INC.
DATED: 03/19/98
CASE NO. PCT 12873
®
SET 25947
WATER SEWER AND GAS LINES ARE LOCATED
IN NEALE STREET
\
''
V
R O
END OF CUR
•
/
❑
.�
9018 �c
/
�OXI
2lj
GRAVEL \
Sq DRIVE
?
q j
0
ti°
CONC. o
WALK
�
\
!
B.L.M. TEE
h
b
I
�
\\
\
4
�'
UTILITIES h
Q
4�
ILL 7922.9 ,t_ "
GRAVEL
DRIVE
had
H O U S E 1
\
HISTORIC OVERLAY PARCEL
OF THE TRETTIN PROPERTY
RECEPTION. NO 334163 J.�
10 FOOT WIDE
DITCH EASEMENT
AREA 31543 S.F. «/-
^
/ \
ALONG CENTERLINE
t�
� S 3
� o
N
�se
?\ t1 s
B �
9S .
L O `IC I �
PUMP 6,001 SO. FT. «/ \
HOUSE
0.138 ACRES •/- \ \
h
6868
CONC .
DRIVE
1'-10'
0 10 20
LINE BEARING DISTANCE
L 1 S 52e33 09'E 5.90'
L 2 S 86e09'14"E 8.70'
PARCEL 2
OF THE BOUNDARY AGREEMENT PLAT THEREOF RECORDED IN
PLAT BOOK 13 AT PAGE 35 CITY OF ASPEN, COUNTY OF PITKIN,
STATE OF COLORADO.
1 gyp.
ti ti
IL ® J1 2 ..40
00 VICINITY MAP
N.T.S.
15,160 SQ. FT. «/ a
„o
0.348 ACRES
O,
PLAT
NOTES
THE
9 p�� 6
1
17 QUEEN STREET HISTORIC LANDMARK LOT SPLIT WAS CREATED PURSUANT
TO RESOLUTION N0. 3 SERIES OF 1997 AS REVIEWED AND APPROVED BY THE ASPEN
HISTORIC PRESERVATIO4 COMMISSION AT A PUBLIC HEARING ON JANUARY _, 1997.
AND APPROVED AT A PUBLIC HEARING BY THE HPC ON OCTOBER 8 1997 AND
c
AMENDED AT A PUBLIC HEARING BY THE HPC ON OCTOBER 8, 1995. THESE SITE
OP NO
A�
DRIVE ENCROACHES
SPECIFIC DEVELOPMENT APPROVALS APPORTION 1 345 OF THE ALLOWABLE BASE FAR
0 EIS
P{ �hFNT
'
AND AN ADDITIONAL INCREASE OF 500 SQUARE FEET OF FAR
FOR A TOTAL OF 1,845 SQUARE FEET FOR LOT 1.
*4FOUyO
Otic
2
THE AGGREGATE ALLOWABLE BASE FAR FOR BOTH LOTS IS LIMITED TO THE
Tp� FpR ❑
!
ALLOWABLE BASE FAR FOR A 21 161 SQUARE FOOT PARCEL IN THE R15A ZONE
DISTRICT. THE PARCEL IS ELIGIBLE FOR AN HPC FAR BONUS.
1p
LOTS 1 AND 2 ARE HISTORIC LANDMARKS SUBJECT TO THE RELEVANT PROVISIONS
/
3
OF THE ASPEN LAND USE CODE.
/OTy
DEVELOPMENT ON LOT 2 SHALL CONFORM TO APPLICABLE SECTIONS OF
PAVED
DRIVE
4
THE ASPEN LAND USE CODE REGARDING EMPLOYEE HOUSING MITIGATION.
INFORMATION REGARDING THE APPROVALS REFERRED TO ABOVE IS AVAILABLE
• NO // >
5
THROUGH THE OFFICE OF ASPEN
CITY CLERK. THESE SITE SPECIFIC DEVELOPMENT
APPROVALS MAY BE FURTHER AMENDED OR MODIFIED BY THE OWNER.
\
PURSUANT TO APPLICABLE PROCEDURES DETAILED IN THE ASPEN LAND USE CODE .
PAVED
�?
THESE SITE SPECIFIC DEVELOPMENT APPROVALS ARE SUBJECT TO EXPIRATION
DRIVE
AFTER A CERTAIN TIME PERIOD UNLESS EXTENDED OR VESTED.
��
6
NO FURTHER SUBDIVISION MAY BE GRANTED FOR THESE LOTS NOR WILL
ADDITIONAL UNITS BE BUILT WITHOUT RECEIPT OF APPLICABLE APPROVALS
PURSUANT TO GROWTH MANAGEMENT ALLOCATION PURSUANT TO ARTICLE _ OF
NO. 5 RE -BAR
THE ASPEN LAND USE CODE.
EASEMENTS LISTED IN SCHEDULE B IN THE COMMITMENT FOR TITLE INSURANCE
7
PREPARED BY PITKIN COUNTY TITLE INC. CASE NO. PCT 12873, DATED:
ACCESS EASEMENT
03/19/98, THAT AFFECT THE PROPERTY AR6 SHOWN.
PLAT BOOK 13
ACCESS TO EACH LOT AT THE TIME OF FUTURE DEVELOPMENT SHALL BE FROM THE
AT PAGE 35
8
SIDE STREETS KING AND QUEEN STREET RESPECTIVLEY1 UNLESS CERTAIN SAFETY
IMPROVEMENTS AS REQUIRED BY THE CITY ENGINEER ARE MET.
NOTE FOR SIDEWALK EASEMENT. IN THE EVENT THE OWNER RELOCATES THE SIDEWALK
9
WITHIN THE STREET R.O.W. THE EASEMENT SHALL TERMINATE.
NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL
ACT ON BASED UPON ANY DEFECT ON THIS PLAT WITHIN THREE YEARS
AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION
BASED UPON ANY DEFECT IN THIS PLAT BE COMMENCED MORE THAN TEN
YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. THE
CERTIFICATION IS VOID IF NOT WET STAMPED WITH THE SEAL OF THE
SURVEYOR.
PREPARED BY
ASPEN SURVEY ENGINEERS) INC.
210 SOUTH GALENA STREET
ASPEN, COLORADO 81611
PHONE/FAX 1970) 925-3816
DATE JOB
4/98 22129A
IFARCEL 1 OF THE BOUNDARY AGREEMENT PLAT THEREOF RECORDED IN PLAT
BOOK 13 AT PAGE 35, CITY OF ASPEN, COUNTY OF PITKIN, COLORADO.
NAVE BY THESE PRESENTS LAID OUT PLATTED THE SAME INTO LOTS i AND
2 17 QUEEN HISTORIC LOT SPLIT DEDICATE THE �iBALK AND DITCH
EASEMENTS SHOWN HEREON TO THE PUBLIC.
OWNER: OWNER.
HENRY-TRETTIN LANA TRETTIN
STATE OF I
)SS
COUNTY OF 1
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE THIS DAY OF
1998, BY HENRY TRETTIN.
}W�tIITNESS1S ION HAND
AND OFFICIAL SEAL
(NOTARY PUBLIC
STATE OF IS3
COUNTY OF 1
THE FOREGOING INNSSTTRUB NT WASTACKNOW`EDGED BEFORE THIS _ DAY OF
MyTIC"tS3ION EXHAND SEAL
NOTARY PURLtC
SURVEYORS CERTIFICATE
14 DJOHN IRECITIIONRAAND SUPERVISSIIONIFY OF THETHEREONRVEY ESCRIIBEDERFORMED UN
DER
PROPERTY CITY
TYCHDTAIATWAS
ND
OF
KIONAND
TBETEDTHEREONISOWN 04 THISMAP.THELOC
DIMENSIONS OF THE BOUNDARY LINES) UTILITIES IMPROVEMENTS AND
EASEMENTS SHOWN ON THE TITLE COMMITMENT NOTED HEREON ARE ACCURATELY
SHOWN ON THIS MAP) AND THE MAP ACCURATELY AND SUBSTANTIALLY DEPICTS
THE LOCATION AND HORIZONTAL DIMENSIONS OF THE BUILDING AND
INDIVIDUAL UNITS AND THE UNIT DESIGNATIONS THEREOF. THIS SURVEY WAS
PERFORMED IN ACCORDANCE WITH COLORADO REVISED STATUTES 1973 TITLE
38) ARTICLE 511 AS AMENDED FOROM TIME TO TIME. CONTROL SURVEY CLOSES
TO GREATER THM 1:30)000.
SIGNED:
JOHN HOWORTH P.L.S. 25947
TITLE CERTIFICATE
THE RDEAUTHORIZED REPRESENTATIVE
TETPTKIN
COUNTY TITLE) INCIINCREGISTERED TO DOBUSINESSINPTKN
COUNTY, ISOEHYHTHE PERSONS
LISTED AS
OWNERS ON THALATTDOHOLDFEERSIMPLETITLETOHEWITHI
DESCRIBED REAL PROPERTY.
ALTHOUGH WE BELIEVE THE FACTS STATED ON THIS PLAT ARE TRUE) THIS
CERTIFICATE IS NOT TO BE CONSTRUED AS AN ABSTRACT OF TITLE NOR AN
OPINION OF TITLE NOR A GUARANTEE OF TITLE AND IT IS UNDERSTOOD AND
AGREED FUYiLLINC., NEITHER ASSUMES WILL
CHARGED
WITHANY
NA�^OBLIGATON OR LIABILITY ON
ANY STATEMENT CONTAINED HEREIN.
PITKIN COUNTY TITLE, INC.
601 EAST HOPKINS
ASPEN, CO 31611
SIGNED:
BY:
'ATE OF COLORADO Iss
UNTY OF PITKIN )
iE FOREGOING TITLE CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS
DAY OF ) 1996 BY
OF S"WART TITLE OF ASPEN) INC.
WIT, S MY HAND AND OFFICIAL SEAL
MY C1�41ISSION EXPIRES -
NOTARY PUBLIC
CITY ENGINEERS' APPROVAL
THIS PLAT WAS APPROVED BY THE CITY OF ASPEN DEPARTMENT
OF ENGINEERING THIS DAY OF ) 19�•
C I TY ENG I LEER
APPROVAL
cry csx..r ,�
THIS PLAT WAS APPROVED BY THE 1998.
OF THE CITY OF ASPEN THIS _ DAY OF )
G* f1~
COMMUNITY DEVELOPMENT APPROVAL
THIS PLAT WAS APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR OF THE
CITY OF ASPEN, COLORADO SIGNED THIS_ DAY OF ,1998.
DIRECTOR
CLERK AND RECORDER'S CERTIFICATE
THIS PLAT WAS ACCEPTED FOR FILING IN THE OFFICE OF THE CLERK
AND RECORDER OF THE COUNTY OF PITKIN) STATE OF COLORADO 1 AT
_O'CLOCK, —.M. THIS _ DAY OF ) 1996, AND RECORDED
IN PLAT BOOK — AT PAGE ---AS RECEPTION NUMBER
CLERK AND RE -CORDER
a
-� HISTORIC LOT SPLIT
OF
�.
PARCEL i) OF THE BOUNDARY AGREEMENT PLAT THEREOF RECORDED 1N
PLAT BOOK 13 AT PAGE 3% CITY OF ASPEN, COUNTY OF PITKIN) _irQa
STATE OF COLORADO.
CONTAINING 21)161 SQ. FT. •/- t0.486 ACRES •/-)
RECEIVED
RECEIVED
MAY 2 1 1998
ASPErvi1,,�111 _ MAY 9 '1 1998 -
COMMUNITY DEVELOPMENT A�rtrv, r.. nuv
LEGEND AND NOTES COMMUNITY DEVELOPMENT
0 FOUND SURVEY MONUMENT AS DESCRIBED
3' DIA. B.L.M. BRASS CAP E.A.T. 11
Q UTILITY BOX A•
MANHOLE alry
FENCE 2v
0 UTILITY POLE vo
® DRAIN
® WATER VALVE
♦ SURVEY CONTROL
F' FIRE HYDRANT
POSTED ADDRESS: '17' /
.. OVERHEAD UTILITIES
TITLE INFORMATION FURNISHED BY: /
PITKIN COUNTY TITLE) INC. ti
DATED: 03/19/98/~
CASE NO. PCT 12873 e1
Q SET 25947 11 /
•
Gb�
® 1
\ END OF CURB
\ S '
\ SO.
\ 0
�0 F
'rpj
�r tic`
I oq Q O p F�
❑
P 0
k�
O
G
SAIw lip_jli
ACCESS EASEMENT
PLAT BOOK 13
AT PAGE 35
NOT I Cf : ACC011D I NG TO �yLp�ApO YOU MUiT CON!fJICE NIT LEGAL
ACTION MIT UPON Alf p6ECT. °N 1 PLAT WITHIN TFM YEARS
UPACTION
ON ANY
ODEF :14 THIIS PLA MK INCOOB w MOS&No EVENT TTF N TEN
YEAR FROM THE DATE OF THE CENTIFICATION VDM11 NEItEON. THE
CBATIFICATION IS VOIl IF NOT GET STAIG'M GITN TIE SEAL OF THE
I�Twv
NC
Q• 0 I
. • \ • w w/OTy
\ /
ENO OF CUR
9018 � S / ❑ � \ 'O
6S •��
GRAVEL \
S DRIVE e
CONC .
NALK
OB.L.M. TEE
WATER SEWER AND GAS LINES ARE LOCATED UTILITIES c �.�
IN NEALE STREET. ^ � GRAVE,
g DRIVE
•ho ° ub ILL 7922.9
IE� ® IJ q p
HISTORIC OVERLAY PARCEL
OF THE TRETTIN PROPERTY
RECEPTION. NO 334163
AREA 3)543 S.F. •/-
L 0T 2
15,160 50. FT
0.348 ACRES •/-
PAVED
DRIVE
/ / PAVED
DRIVE
/ \
\ NO. 5 RE-BAR
HOUSE
0
\Q. N
1=•
\e w t
L O "T I �
6,001 SO. FT. •/-
0.138 ACRES •/-
,� ` A4
DRIVE ENCROACHES s�T4_C
rt",gt TU�
6868
10 FOOT WIDE
DITCH EASEMENT
\ ALONG CENTERLINE
N
CONIC.
DRIVE
1'-10•
iiiimmmpm
O 10 20
LINE BEARING DISTANCE
L 1 S 52.33.09'E 5.90'
L 2 S 86.09 14-E 6.70'
AR1C E— -L 2
OF THE BOUNDARY AGREEMENT PLAT THEREOF RECORDED IN
PLAT BOOK 13 AT PAGE 35 CITY OF ASPEN) COUNTY OF PITKIN,
STAVE OF COLORADO.
VICINITY MAP
N.T.S.
or'
I'd o_ s x i f -i n i ae s CNN,. ,r,Nr► j NR U4
i s shown% •n A i f P14.
PLAT NOTES
THE 17 UEEN TREET HISTORIC LANDMARK LOT SPLIT WAS CREATED PURSUANT
TO RES UT N N0. 3, IES OF 1997 AS REVIEWED AND APPROVED BY THE ASPEN
HISTORIC SERVATIO AT#�;C
IC HEARING ON IANUARY ) 1997.
AND APPRO D AT A PUB ON OCTOBER 8 1THESELSITE
�.r.• r . r. A P1oMicuT A YM .JAI _ ,345 OF THE ALL ABLE BASE FAR
�vrri.'� N�>�p^ 2 THE AGGREGATE ALLOWABLE BASE FAR FOR BOTH LOTS IS LIMITED TO THE
`•d ALLOWABE BASE FAR Q 21 181 SQUARE FOOT PARCEL IN THE R15A ZO E
DISTRiCLT�I% ELIGIBLE FOR AN HPC FAR BONUSiF UP716 SCOWOFtbow0
kiPLICI1SM uorrARSPIr RWaclrfbfK.
LOTS 1 AND 2 ARE HISTORIC LANDMARKS SUBJECT TO THE RELEVANT PROVISIONS
3
OF THE ASPEN LAND USE CODE.
CABLE SECTIONS OF
4 THE ASPEN
DEVELOPMENT
USE CODE AREGARD INGLL MEMPLOYEE TO IHOUSING MITIGAT ON,NICLtAW4 u-(Ol
INFORMATION REGARDING THE APPROVALS REFERRED TO ABOVE IS AVAILABLE
5 THROUGH THE OFFICE OF ASPEN CITY CLERK. THESE SITE SPECIFIC DEVELOPMENT
APPROVALS MAY BE FURTHER AMENDED OR MODIFIED BY THE OWNERX
PURSUANT TO APPLICABLE PROCEDURES DETAILED IN THE ASPEN LAND USE CODE .
ioEMoJa
NO FURTHER SUBDIVISION MAY BE GRANTED FOR THESE LOTS NOR WILL
ADDITIONAL UNITS BE BUILT WITHOUT RECEIPT OF APPLICABLE APPROVALS
M ;dws;
PURSUANT TO GROWTH MANAGEMENT ALLOCAT I ON`3/PURSUANT TO NAZ::EE---Q6 Ct*rvx'
Np�JL4 THE ASPEN LAND USE CODE.
EASEMENTS LISTED IN SCHEDULE B IN THE COMMITMENT FOR TITLE INSURANCE
7 PREPARED BY PITKIN COUNTY TITLE 1 INC .L CASE NO. PCT 12673, DATED:
03/19/98, THAT AFFECT THE PROPERTY ARE SHOWN.
ACCESS TO EACH LOT AT THE TIME OF FUTURE DEVELOPMENT SHALL BE FROM THE
8 SIDE STREETS KING AND QUEEN STREET RESPECTIVLEY UNLESS CERTAIN SAFETY
IMPROVEMENTS AS REOUIRED BY THE CITY ENGINEER A�iE MET.
9 WNOTE
ITHIN FOR
THEISTREET R^OEW.NTHEIEASE ENTN THE ESHALLETERM OWNENATEI�ATES THE SIDEWALK
to. R 6wpwaAq -La vooIC�' pplgE aF l ool-2o20 soaDlem.& � btTVtro� �M
It. �� �pRC f�l� (Q17DfT�C*i prr wll-# JPREPARED BY
K. A K I T PEN MEY E G I EEERS��,
t g
� �o�p�y `��,��• 210 SOUTH GALENA STREET
ASPEN) COLORADO $1611
PHONE/FAX 1974f 925-3816 —
DATE JOB
4/96 22129A
1
PUBLIC NOTICE
RE: GMQS CODE AMENDMENTS
NOTICE IS HEREBY GIVEN that a public
hearing will be held on Wednesday,
October 22, 1997 at a regular meeting to begin
at 3:00 PM before the Board of County
Commissioners, Plaza One Conference Room,
530 E. Main St., Aspen to consider amendments
proposed by Staff to the GMQS procedures in
the County Land Use Code.
The code amendments will affect the
following sections of the code•.
4.60.60, Special Procedures for Metro and
Non -Metro Area Commercial and Non -Metro
Area Residential and Tourist Accommodations
Allotments (Exhibits) 4-60.65, Special
Procedures for Metro Area Residential and
Tourist Accommodations Allotments (Exhibit
B) 4-90. Public Notice Requirements (Exhibit C)
4-130.20. Amendments Prior to Issuance of
Development Permit (Exhibit D).
For further information contact Suzanne
Wolff at the Aspen/Pftkin Community
Development Department (970) 920-5093.
Copies of the proposed Ordinance are available
for public inspection during regular business
hours in the Office of the Clerk and Recorder,
530 East Main Street, Aspen, Colorado 81611.
Phone (970) 9205180.
Jeanette Jones, Deputy County Clerk
s/Bill Tuite. Chair
Board of County Commissioners
Published in the Aspen Times Sept. 20. 1997.
PUBLIC NOTICE
RE: HAMPLEMAN EXTENSION OF VESTEC
RIGHTS AND CARETAKER UNIT
NOTICE IS HEREBY GIVEN that a public
hearing will be held on Wednesday,
October 22, 1997 at a regular meeting to begin
at 3:00 PM before the Board of County
Commissioners, Plaza One Conference Room.
530 E. Main St., Aspen to consider an
application submitted by Richard Hampelman
requesting an extension of vested property
rights and approval of detached Caretaker
Dwelling Unit (CDU). The property is located at
0770 Stone Road, and is described as Lot 9
West Sopris Ranch. For further information
contact Rick Magill at the Aspen/Pitkin
Community Development (970) 920-5062.
Copies of the proposed Resolution are available
for public inspection during regular business
hours in the Office of the Clerk and Recorder,
530 East Main Street, Aspen, Colorado 81611.
Phone (970) 920.5180.
Jeanette Jones, Deputy County Clerk
s/Bill Tulle. Chair
Board of County Commissioners
Published in the Aspen Times Sept. 20, 1997.
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
I 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 area of 2,145 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
a
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 Sept. 20. 1997.
00
PUBLIC NOTICE
RE: MARTA CHAIKOVSKA & FRANK PETERS
CONCEPTUAL REVIEW 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 Marta Chaikovska & Frank Peters
requesting Conceptual Development Review.
The property is located at 334 West Hallam
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 Sept. 20, 1997.
PUBLIC NOTICE
RE: POMEGRANATE REZONING FROM PARK
(P) TO RESIDENTIAL MULTI -FAMILY (RMF)
NOTICE IS HEREBY GIVEN that a public hearing
will be held on Tuesday. October 7, 1997 at a
meeting to begin at 4:30 p.m. before the Aspen
Planning and Zoning Commission, Sister Cities
Meeting Room. City Hall, 130 S. Galena St.,
Aspen, to consider an application submitted by
The Pomegranate Condominium Association
Board of Directors requesting Conceptual and
Final approval for a Specially Planned Area
(SPA) and a Rezoning from Parks (P) to
Residential Multi-Famly (RMF). The property is
described as a 1.92 acre tract of land situated in
Lot 4 of Section 11, Township 10 South, Range
85 West of 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/Pltkin
Community Development Department, 130 S.
Galena St., Aspen, CO (970) 9205072.
s/Sara Garton, Chair
Aspen Planning and Zoning Commission
Published 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 not be cted from the pool of annual development
t or fro e metro t ceilings.
q;� 0j
Stanauson, unity Deyglopn%M' rector Date
��MMUNI� C� �F PS4FN
TO:
FROM:
RE:
DATE:
MEMORANDUM
aspen Historic Preservation Commission
Amy Guthrie, Historic Preservation Officer
114 Neale Street, Historic Landmark Lot Split
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: R15-A
REVIEW STANDARDS: 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(G).
Section 26.88.030(A)(21. 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)(1)(c).
Response: Two lots are created, both of which conform to the requirements of the R-
1 5A 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 26.100.040(C)(1)(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:
1) Approve the Development application as submitted.
2) Approve the Development application with conditions to be met prior to
issuance of a building permit.
3i 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.5, 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
26.100.050(A)(2)(e), and Section 26.72.010(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
26.100.040(A)(1)(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)(1)(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 26.72.010(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.
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:
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."
APPROVED BY THE COMMISSION at its regular meeting on the day
of , 1997.
HISTORIC PRESERVATION COMMISSION
Chairman
ATTEST:
Chief Deputy Clerk
JAN 07 '97
• t7
Z
x
04=21PM ARCHITECT
— ATC
l l QUEEN STREET
IT 4
M
i E--q
W
Q
Y^ G
O�
Z8'd 8ETS66E8TET-QI HSR9N2QOM r(ILL32iL 88:88 L6-9Z-96
1
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 64`h 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
9r�- 8664
r dj
MEMORANDUM
TO: Aspen Historic Preservation Commission
THRU: Stan Clauson. Community Development Director
FROM: Amy Amidon. Historic Preservation Officer
RE: 17 Queen Street, Historic Landmark Lot Split
DATE: January 22. 1997
SUMMARY: The applicant requests HPC approval for a historic landmark lot split. The
propertyis 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 Ta 1. Series of 1996, which extended the historic
landmark lot split provision to the R5A zone district (including 17 Queen Street) the
FAR which would have been allowed for a duplex on the original parcel will be divided
between 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.
APPLICANT: Henry and Lana Trettin, represented by Jake Vickery.
LOCATION: 17 Queen Street.
ZONING: R15-A
REVIEW STANDARDS: 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(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 development is
proposed will mitigate for affordable housing pursuant to Section'_' 6.100.040(A)(1)(c).
Response: Two lots are created. both of which conform to the requirements of the R-
1 5A 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 26.100.040(C)(1)(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 fimher 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 pan of the
applicant to record the plat within one hundred eighty (180) davq,�llowinQ approval by
the City Council shall render the plat invalid and reconsideration of t_h_e plat by the City.
Counc 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.
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 1,200 sq.&. will be allocated to the 6,000 square foot lot
containing the historic landmark. An F.�R bonus of �00 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.
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 („
space variance. An FAR bonus has been requested. E
Section 26.100.050(A)(2)(e), GVIQS 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:
1) Approve the Development application as submitted.
2) approve the Development application with conditions to be met prior to
issuance of a building permit.
3) Table action to allow the applicant further time for restudy. (specific
recommendations should be offered)
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: 1 move the approve a Historic Landmark Lot Split for 17
Queen Street with the following conditions: <<
1. Landmark designation of the entire property, which is pending at City Council
v�
must be completed.
2. �e property shall be subdivided into one parcel of 6,000 square feet with an yyy(
assigned FAR of 1,26� square feet, and a second parcel of 15J6.1- square feet, with a %
maximum FAR of 4,1.69 square feet.
S &U
3. A subdivision plat as described in Section 26.88.030(A)(2)(d), must be filed. T";z-
� S
<�
4. A subdivision exemption agreement and plat as described in Section �
26.88.030(A)(2)(e) shall be filed." G
" I
1
VL
d
RCHITECT
December 30, 1996
Amy Amidon, HPO
Aspen Community Development Department
City of Aspen
130 South Galena
Aspen, Colorado 81611
RE: 17 QUEEN STREET
APPLICATION FOR SITE SPECIFIC HISTORIC LANDMARK LOT SPLIT
Dear Amy,
( 00 SOUTH SPRING ST. n
POST OFFICE BOX I;360
.ASPEN.COLORAD0616I:
T[LEPNONI ' FACSIMILE
(9701 925-3660
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 for this property. To follow at a dater 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 for HPC Conceptual Review of Historic
Lot Split.
7. Specific Submittal for GUIQS 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. Owners Authorization to Represent
14. 1 set of 11"x17" reduced copies of all drawings including existing and
proposed site plans.
Sincerely,
Jak Vickery, Architect
17 QUEEN STREET
OVERVIEW OF SITE SPECIFIC LOT SPLIT APPLICATION
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 legal description (Exhibit 2). It is zoned R15A,
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 corner in an area referred to as
an "Historic Overlay Area." (see Exhibit 3, Surrey). 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 name of restricted FAR to be constructed on the
property and the property split into two ownerships. The site area and currently
allowable duplex FARsf will be distributed between the two lots. 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 FARsf.
The design of the house will be brought forward by separate application at a later date.
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
Applicant's Name. Address & Phone
HENRY AND LANA TRETTIN
17 QUEEN STREET
ASPEN, COLORADO, 31611
CIO REPRESENTATIVE
5. Representative's Name, Address & Phone #
JAKE VICKERY ARCHITECTS
100 SOUTH SPRING STREET 43
ASPEN, COLORADO, 31611
970 925-3660
7. Type of Application i'P!ease check ail that apply):
Conditional Use Conceptual 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 P!ane _ Subdivision X Historic Designation
Condcminiumizaticn _ Text/Map Amendment _ GMQS Allotment
X Histcric Lot Split X GMQS Exemption
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 FARsf, RELOCATED ON -SITE AND RENOVATED IN 1992
9. Description of Development Application
TEXT AMENDMENT• HISTORIC LANDMARK LOT SPLIT:
10. Have you attached the following?
YES Response to Attachment 2, Minimum Submission Contents
YES Response to Attachment 3, Specific Submission Contents
YES Response to Attachment 4, Review Standards for Your Application
SUPPLEMENT TO HISTORIC PRESERVATION
DEVELOPMENT APPLICATIONS
IMPORTANT
Three sets of clear, `idly !abeied drawings must be submitted in a format no larger than 11"X17", OR one
dozen sets of blueprints may ce submitted in lieu of the 11"X17" format.
APPLICANT:
ADDRESS:
ZONE DISTRICT:
LOT SIZE (SQUARE FEET)
EXIST 1NG FAR:
ALLOWABLE- FAR:
PRCPCSED FAR:
EXISTING NET LEASABLE- ;Commercial):
PROPOSED NET LEASABLE- (Commercial):
EXISTING % OF SITE COVERAGE:
PRCPCSED','o OF SITE COVERAGE:
EXIST 1NG % OF OPEN SPACE.
PROPOSED % OF OPEN SPACE.
EXISTING MAXIMUM HE;C- IT:
PROPOSED MAXIMUM HEIGHT:
PROPOSED % OF DEMOLITION:
EXISTING NUMBER OF BEDROOMS:
PRCPCSED NUMBER OF BEDRCOMS:
EXISTING ON -SITE PARKING SPACES:
.CN-SiTE PARKING SPACES REQUIRED:
SETBACKS:
EXISTING.
HENRY AND LANA TRETTIN
17 QUEEN STREET. ASPEN. CO
R15A
21.161 SF
1.120 SF HOUSE
4 4.869 S.F. (SINGLE FAM): 5.289 S.F. (DUPLEX)
5,789 S.F.
N/A
N/A
5%
(UNDETERMINED)
N/A
N/A
25 FEF_ MIDPOINT
25 FEET' MIDPOINT
N/A
ALLOWABLE.
PRO PCSED
Front: 16.4`
Front
59
Front: 25,
Rear. 10,
Rear.
10'
Rear. 10'
Side: 10'
Side:
10'
Side: 10,
Ccmcined Frt/Rr. N/A
Combined Frt/Rr.
N/A
Combined Fr`JRr. N/A
EXISTING NONCONFORMITIES/
FRONT YARD SETBACK
ENCROACHMENTS.
VAR!ATICNS REQUESTED eligible `cr Landmarks only- character (-omoatibility finding must be made by
HPCII
FAR: 500 sg ft bonus
SETBACKS: Front: TO 116.4'
Rear:
Side:
C-mbined Frt/Rr. N/A
Minimum Distance Between Buildings:
Parking Spaces:
Open Space (Commercial):
Height (Cottage Infill Only):
Site Coverage (Cottage Infill Only):
N/A
N/A
N/A
17 QUEEN STREET
APPLICATION 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) See attached Vicinity Map
(2-5) Compliance with Review Standards
The 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 --urrent regal description consistent with current City of
Aspen policy.
(3-1) See attached Scundarl Survey
(3-2A) 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
APPLICATION FOR CONCEPTUAL REVIEW OF SIGNIFICANT DEVELOPMENT
Jake Vickery Architects
December 30, 1996
(attachment -r"r, Item rt)
(2-1) see attached Owners Authorization Letter
(2-2) see attache Legai Descripticn
(2-3) see attached Disclosure of Ownership
(2-4) see attached Vicinity Map
(2-5) Compiiance with relevant Review Standards:
Please see Acciication Summary for additional information.
Section 7-601 Development involving 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.
(b) The proposed development reflects and is consistent with the character
of the neighborhood of the parcel proposed for development; and
(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) shall be reviewed by HPC at a public
hearing.
17 QUEEN STREET
APPLICATION FOR HISTORIC LOT SPLIT / SUBDIVISION EXEMPTION
Jake Vickery Architects
December 30, 1996
Section 7-1003 (A) (5) (Subdivision Exemption)
(A) General Exemptions
(5) Historic 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 prcperry is a ; istoncai Landmark and is being split for the
development of a ^ew single family dwelling.
(a) The original parcel shall be a minimum of 13,000 square feet and is
located in the R15A zone district.
Reply: The subject site is 21,161 scuare t=not
ea and is in L , 15A zone.
(b) The total FAR for both residences ,xc2edthe floor area
allowed for a duplex on the original p cel. The total FAR reach lot s /I
be noted on the Subdivision Exem on Plat.
Reply: The combined total ailcwaae FAR for both residences will not exceed ` at
for a duplex. For this property, tt duplex FAR is 5,289 FARsf.
(c) The proposed developme meets all dimensional require nts of the
underlying zone district. HPC b uses are only permitted the parcel that
contains the historic structure.
Reply: The iandmark lot will require a parking variance and a front yard variance.
Applicant reserves 'he right to return to the HPC requesting a FAR bonus for the
landmark lot at a later date. Structures on 'he newly created lot will conform to the
underlying zone.
7
17 QUEEN STREET
APPLICATION FOR SUBDIVISION EXEMPTION
Jake Vickery Architects
December 30, 1996
Section 7-1003 /A) (2) (Subdivision Exem tp ion
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 cniy one new single ;amity 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 nct part of a prior sutaivisicn
(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 split" 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 3.
Reply: A subdivision exemption plat will by submitted and recorded after approval.
r
tao
Lai A
}C7
77 � y r
3 H a
Jis
I t1 l.} !►fYY.S, i lsat, a Q p I
:,� � � � ...'G I3 �'ts 1l11l11�6 2 •E rtI }.. t o iv
CL
ui
rM r
p w n _ �•
. Z1111i
�Y�! =� -
I
ni �• �. � t \ - � 1 � / � � � fiat I F �'--�\_��\\\�\� � -� \ ��� � mot_ � �Y11 IV ;
cis
\ ,. 7
/ � •. , \ ice' ii . � .
17 QUEEN ST. E'ET
EXHIBIT 3B
QUEEN STREET
IBIT 4
� I=J �•U �� 1L�
\ vl
`'yen rA0-0
ti
a "
AWN
> W
. i
_n
ZWa �.
-�
� \ 1
r a cr •_� c-7 t-j r - \
N
W
� F
'*7 �{ Ui� — cam- Sepu T
, opv'
1 / Y-7.1I- Of
-1077-)rLA�L
,Zzr
RCHITECT
V I C K E R Y
100 SOUTH SPRING ST. w3
POST OFFICE BOX 12360
ASPEN,COLORAD081612
TELEPXONE I FACSIMILE
(970) 925.3660
2
Foe 45L�ope, = —?�
Sheet1
170UEEN STREET - HISTORIC LOT SPLIT
!
17 QUEEN STREET LOT 1
FAR CALCULATION
19-1ul-96
JAKE VICKERY ARCHITECTS
j
FLOOR
!FAR (sf)
GSF
DECKS (sf)
GROUND FLOOR
975.0
891.0
I
LOWER FLOOR
144.61see below
891.0
TOTAL
1,119.6 ;
1,782.0
ALLOWABLE FAR
i
NET AVAILABLE FAR
I
ALLOWABLE DECKS @ .15 allowable FAR
i
GARAGE
i
I
Lower Floor FAR Calculation 1
Sq. Ft.
Total perimeter wall surface
1128
Total wall surface above natural grade
1 183.0
Wall surface below natural grade
1 945.01
Ratio aboveltotal
I 0.162
Area of basement I
891.0
Total Basement FAR (ratio x area of basement)
144.6
I
17Qfar2.xis
7/19/96
Page 1
17 QUE
r
�9►e'�''�,gb, � Ra
r�-1®
Pa
Hunter
\-4ne St ! y
Ctee�
1N
17 QUEEN STREET
VICINITY / LOCATION MAP
tm
Asnen
C,
• y,�
Av
Sc
tee, � 1 �-`_'� `�� �--. .� • ��1 n (�
.o Y St
821+�
j
-6 f
I-7 .`
Mad •
6.7
146
W
r
Pf R/ t _
_...C-6 Riverside Av.. _...._.H-6 .i` .
_._._ .H4-4 Riverside I3r ._.. I-6-7 ' FC
s-3 Rowing Form
.___..._H-S Roaring Fork Rd .... --►
F 4 Roes CL_...._... ...G-6._ R
E-S SW= Ih:_.. —' _._..._..._D-F16 outh,�v,:_::G6 d
_ E•t�-t Sage CL_` _ . ._......E-2 Sbcng SLH-5-6
._ E-2 Salvadon Clr .. ..E-2 Spnic'a.9t _G-6
-S Saw IvU CL_. _._.G-3 Surumit SL�.._ tt-S
-fir 3 Sesame SL.. _..` G-H-7 Teal CL__ G-6
u-2 Shadcwuod Dr _.-I-3-7-8 Toby La.. �...C. .H-3
...G-S Shady La.. _.....-...__.F-G-S Tn=ou 't._.. F F.I-2/
..... _.... I Sbort CL-.._.__._;_...._.._..-._.....G-6 Twin Ridge Dr. �tr_.H 1
...._........H-6 Silver King Dr - _..___-_.......E-2 Gte AV,
..... .....G S Skmming I r H-7 vine St G 6
_ M-&2-3 Smuggler St.-._.' ...._.F-G-3-5 Walnut S► G 6
...-_1)dr5-6 SmnYsier Grove Rd. -H-6- % Waters Av.. _I.!►
EE
El
sa,,Calazsdc SIOU
s css..3 ri�:raa�= us EXHI*BIT • 2•
• - _ ... ., , !�0lS3?! �sc:Si^=s� , . . _ '• sass ` S a ... '
ao.L of. , : p+l Srsat. 4i0, 2"T. Aso= Addir 416, per. s"!•
' •.t .. . ;. .. ;: _ - .' _ `, ,sass ,. .• ••. ... •j :.; • , `'• •..; :• '•' •':
`� a= .s pi3ri� _ bs3as a 2-b4r Vith E.S..�[. rAMMO is rit#al� ;
Ns'�' �•` ����:�..�:-
. 1 i '• ,il,� �•�� ••!�i .r a sass ` '. ;: I .
'{ Spa. _• 13 24...�q.. V, f6�70. iNri . {.�:.. - `-• ' `T�'(•�wi
04.004fast: ' . ,,; A'jO*
S'i�asa''�.r..l..•7T.i7icl�ac stb 1...�.'i�s�.K:
tc the aa
�.•�.
a f 63' � 0• . _*., 34.41 "fast �oasa. I s .o=;.T' ai:•
fail gaui�s 219,461. igfas .:feat more or Ids*. T � Y
-1-T QU EETN St"REET
SCALE
. M 30
W
EXHIBIT 3
Ntt
,yllllt
y! TO 1
' \ ,
T P►
ItttO. J1T01
WALLS 1gOt !LAIN
WALLS
Ca/C.
...•
TALR
q yTl
•
I !O{ g
PAITEL 1
AMA • 71.101 q.R. -1:
I SI eon I t Tit N
NOT FIELD LOCATED
L=3EN0 & NOTES
It FARO 3NR34T mwmw At 7iTC71IT®
%0 ".A W COIO011ItALTM LAND TITLA ;ARIL. CO. POLICT q0.
q1 CD
• fMO YAAIRA
7.21 Ft. 417-07Y77 3ATM Al II1T1 TAt WIND IM '1i
►MWAAII 7F ATIO-417 CM I FICATt
TWIT"= LUM OII NWTlWJT ON. I" PFI TO
f0YT7iMT W0. (-MI 1O4 A7'47'1
mtltM2 F" YAAT PION I COM IT .7 TO .! FT.
NO P09M AMONG" LOM,M
PM4 :
Q""a mu *M MAO Ll711111
►» "�
C2RTIFICAT ION
1. 'Mils IS. YPMIOt. NOW" Call" THAT 'MIT IWVWfMOR LDCATIOM CaTIFICATt '
wo HOAO Pat MAT IT tl TAT A LAND nam
RAT M IUMWW4 M IIMYtY RAT. AIM 'MIT IT It ELT 7 is "LlO VA ► e M
OOITdT
t1TAELlDNGW aF roc& WILDING. an Fr4M- IWW"MP TT URs. 1 P MTIQ CaTIrT
��
-�•�a1C
T1r1 TM :1pDSI/TlGW OO TAR I FAMM WMIM LOT Ci 11114 � NAT '!
•'• D•IK
ItO7V► t/ OT IIITT =low. An aTItELT TITMIr TM UUMAAItI OF THE LOT.
-
CCM 10 OOMI. T%kl +1M ARK r OIOMOOOM VIM TAM W"IMD r/mlM
'
ISEVY A .INDICATO. AIM TMM It IY MrNOfT TTIOCQ -2 31M OF IMT TADOOR
ISNOW' M a Ytatllt AMT PART OF IlA10 LOT. O WT Ad!1101CMD.
MATq'WI IS ,DAY OF It ,
tl
I1 It
Tl scm
.
AgiAl O W
MN7fT
IMPROVEPIENT LOCATION CERTIFICATE
PARCEL I. OF THE 3OUNDARY AGREE.'ENT PLAT
RECORDED IN PLAT BOOK 13 AT PAGE 35.
COUNTY OF PITKIN. COLORADO
IIE►•1tO n
ASPEN SURVEY ENVINEERS. INC.
!1♦ 1. aA1.dA 3TtittlCT
EERTtF: CnTIOM LF OpIERSHii A- LEDIUiI Dx
M r a ffZ .
mm—
]URVEY0R3 CERT IL ICATE
..:�.
TITLE CERTIFICATE
CITY ENGINEERS NMOYK
Ti}TERRmI-
HISTORIC PRESERVATION C 15510N —ROM
' IV` .� sic ImKRrn m..
COIRUNITY KVELO MT AR PROYAE
<Im w rab RW'�i f� M xl`r'�^.se R�ew .Nr.
EIHRi[
C ERK AND RKORDERS CERTIFICATE
s
s
HERRON PARK
SUBDIVISION EXEMPTION PLAT
FOR •
17 QUEEN HISTORIC LOT SPLIT
m
a
v
A,
A:
v:e
LOT 2
Lal
►v
fl
l
I °lnA xrR[oi_/
HOL
=.
LOT 1
J
EZI
PARCEL 2
Lax:. o.; wv-, ..
al lwr'°'
. : �_^s� ass lu�..^�,a�.o►..,,E, RR „�...
n PEN SGfIYEY EHC INEFB], INC.
ATTACHMENT 1
LAND USE APPLICATION FORM
1. Project name
2. Project locatii
(indicate street address, lot and block number or metes and bounds description)
3. Present zoning 4. Lot size 2
5. Appli ant's name, address and phone number
6. Representative's m addres , and phone number
i
7. Type of application (check all that apply):
Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lot Line
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD
Final PUD
Text/Map Amend.
GMQS exemption
Condominiumization
I C',AVIC-,.
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 f b i�,dnrooms, any previo s approvals grant(
Property) S�ZN c ` r l i v C13—a k_ l,k-5�
9. Descriptien ofdevelopmentappl
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
to the
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 "XI 7," SUBMIT TWELVE SETS OF PRINTS.
3Ixr > e'a"�,.� .
ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
OCTOBER 8, 1997 114 1I1{ .L Si,
Jeffrey seated.
(Js14<f_)
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. ft. with an
assigned FAR of 2,145 sq. ft. and an second parcel of 14,160 sq. ft. with a
maximum FAR of 3,644 sq. ft.
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.
Motion second by Gilbert. All in favor, motion carried.
Chair -person Suzannah Reid opened the conceptual public hearing.
No public comments.
2
ASPEN HISTORIC PRESERVATION 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 of the 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
CONIIKU= DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611-•-A
(970) 920-5090
City of Aspen
Land Use:
1041
Deposit
1042
Flat Fee
1043
HPC
1046
Zoning and Sign
Referral Fees:
1163
City Engineer
1205
Environmental Health
1190
Housing
Building Fees:
1071
Board of Appeals
1072
Building 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.
TOTAL
NAME:
ADDRESS/PROJECT:
PHONE:
CHECK#
CASE/PERMIT#: # OF COPIES:
DATE: ��;�,'!v INITIAL: