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HomeMy WebLinkAboutagenda.hpc.20180509 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING May 09, 2018 4:30 PM City Council Meeting Room 130 S Galena Street, Aspen I. SITE VISITS A. Please visit the sites on your own. II. 4:30 INTRODUCTION A. Roll call B. Draft minutes from 4/25/18 C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. 4:40 Project Monitoring 232 E. Bleeker flues Project Monitor List G. 4:55 Staff comments Finalize HPC Awards H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. OLD BUSINESS A. A. None. IV. 5:05 NEW BUSINESS A. A. 400 E. Hopkins Avenue, Minor Review, Commercial Design Review, and Pedestrian Amenity Review- PUBLIC HEARING B. B. 520 E. Durant Avenue, Minor Review- PUBLIC HEARING C. C. 300 W. Main Street, Minor Review, Residential Design Standards, Setback Variations and Floor Area Bonus- PUBLIC HEARING V. 7:00 ADJOURN Next Resolution Number: 6 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 25TH, 2018 1 Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty, Bob Blaich, Roger Moyer, Nora Berko, Richard Lai, Sheri Sanzone and Scott Kendrick. Absent was Willis Pember. Staff present: Nicole Henning, Deputy City Clerk Andrea Bryan, Assistant City Attorney Amy Simon, Historic Preservation Planner Sarah Yoon, Historic Preservation Planner APPROVAL OF MINUTES: Mr. Lai corrected the word “the” to “with” in the middle of first paragraph, line 10, because it changed the context of the sentence. MOTION: Mr. Halferty moved to approve the minutes, Ms. Berko seconded. All in favor, motion carried. PUBLIC COMMENT: None. COMMISSIONER COMMENT: None. DISCLOSURE OF CONFLICT: Ms. Sanzone said she is currently working with the applicant and the contractor on a different project, but she doesn’t have a conflict and she can judge fairly. Ms. Berko said she lives too close to 232 E. Bleeker so she must recuse herself. PROJECT MONITORING: 232 E. Bleeker PRESENTATION: Amy Simon Ms. Simon said she walked past this project the other day and saw several mechanical flues coming out of the top of the Victorian that were not originally approved. This property is located diagonally behind the Jerome and is under construction as a duplex. She will walk the board through what was expected, what has been built and what the options are now. The mechanical equipment is all necessary for the building so they are not in a position to delete it, but it has an impact on the historic resource and she felt it is beyond staff and monitor to just accept it. There is one change that has also been proposed that will be discussed after going through the mechanical issues. Ms. Simon provided a picture of what she saw that day to the board. After the picture was taken, the contractor started to take over and make things better. APPLICANT PRESENTATION: Charlie Berger of Kaegebein Fine Homebuilding, LLC alongside Bill Boehringer Mr. Berger handed out a photo that was taken earlier that day. Mr. Berger said that on the permitted set of plans, it showed the radon pipe to the left on the north side on the non-historic dormer, but did not show boiler flues or intakes or plumbing vent pipes. He said the fire place flue locations are currently approved and Ms. Simon agreed. She pointed out that one of the fireplace flues would go through the historic chimney and once the chimney was reconstructed, it was too small. Mr. Berger confirmed that and said it’s solid blocking. Ms. Simon had previously approved it so that is how it became an exposed flue. Mr. Berger explained that is how those two flues are coming out on the west side of the dormer. On the north south dormer, there is a lower fireplace flue that was always approved as well. On the permitted set of mechanical plans, it does show boiler flues coming out and says to P1 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 25TH, 2018 2 terminate three feet above the roof line. In routing all the flues, to get to the location shown on the plan, it wasn’t possible so they ran through the non-historic roof as shown and per code. After Ms. Simon brought up the roof clutter, we met with the inspectors and in order to meet code and manufacturer’s requirements, this is where they needed to come out. They did explore the option to take the flues out the north wall, but there is an inoperable window there so it wasn’t possible. Ms. Greenwood said she doesn’t know if they should be so hard and fast on not allowing vents to be on the side of buildings given this mess. She thinks they should make sure during the final, this is a line item they have to produce. On the drawings, it’s misleading. It’s very minimized in terms of scale. This is a very visible building on the west. Ms. Simon said that three fireplaces in one place is extreme. This one multiplied and turned into a larger problem. Ms. Greenwood asked if we can just tell the applicant that all of the fireplaces might not be approved because who needs it in this day and age honestly because the house is completely heated. This is a prime example of something that could have been avoided if we had better information as a board. Mr. Halferty asked if there was no other option for the combustion air intake because this seems very visual from the image that was sent. He asked if there was a way to take it in from a horizontal plane. Mr. Berger said it must be within two feet of the exhaust due to manufacturer’s recommendation. Mr. Moyer entered the meeting. Mr. Berger said they also requested from the boiler manufacturer if we could lower the boiler vent pipe by a foot and they said no. Mr. Kendrick asked if those requirements are similar for all manufacturers and Mr. Berger said yes. He said they looked at several and they all came up with the same exhaust and combustion air. Mr. Boehringer said they preferred the same things Ms. Simon had wanted. We again, prefer to have these disappear, but we’ve checked on all options with manufacturers and inspectors. Ms. Simon said the adjustment that was mentioned before was the little plumbing vent. This could apparently be moved over and hidden by the chimney stack. Mr. Berger said they’ve cut it down to what we could and now it’s not visible along Bleeker and has been lowered. At one point it was at 18 inches and then was cut down to 11 and now it is at 6. Mr. Halferty asked about the mechanical plans that were submitted and asked if they showed all of the penetrations and Mr. Berger said the all of the mechanical permits were approved by the building department showing the boiler, the combustion air and the radon. Ms. Greenwood asked If a change order was added for the extra flue and Ms. Simon said she doesn’t believe so. Ms. Simon said they need approval to begin work again. They were not given a red tag, but we should be discussing what adjustments can be made and we need a resolution to let them proceed. P2 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 25TH, 2018 3 The group discussion and back and forth continued. Mr. Halferty said there has been an obvious miscommunication between the architect, contractor, owner, etc. from the beginning so we’re here dealing with it now and it’s a tough one. Ms. Greenwood asked if we can impose any penalties and Ms. Simon said we can speak with the building department about it. Mr. Berger said all of this can be removed and there is no historic resource has been damaged putting these in and we can take them out and reroute them. If another alternative route is found, we can change this. Ms. Greenwood said it’s really the owner and the architect’s fault and she realizes this isn’t Mr. Berger’s fault. Mr. Blaich noted that HPC has already given a variance on the new addition and they just keep coming back with issues. Mr. Lai said he doesn’t know what to say and he doesn’t know what solution would make him happy. There are too many things here and short of taking out the fireplaces, he doesn’t know. Ms. Greenwood said it doesn’t seem like a lot of effort has gone into this. Mr. Boehringer agreed and said we understand. Mr. Berger said he and others have run a lot of scenarios with Ms. Simon. Ms. Simon said she did not suggest any of this. Ms. Greenwood said she would like for them to come back with a plan to unify the flues along with other options of reducing the flues on the roof. We need to see it and perhaps it could be painted white. Ms. Simon clarified that reduction of flues is the goal and Mr. Berger has to convey this and unify them somehow and look at other options for the fireplace flues. Mr. Halferty said to make sure you’re presenting true and accurate info on the plans as it’s deceiving. Ms. Simon asked the board if she and Mr. Blaich have authority as staff and monitor to make the decision and Ms. Greenwood said she would like to see it first. Ms. Simon told the applicant two weeks from tonight we’ll see you back. The applicant’s exited the meeting. PROJECT MONITORING: Ms. Simon said she is working with Ms. Sanzone on one project monitoring item and she has one to talk to Ms. Berko about later. Ms. Berko reentered the meeting. STAFF COMMENTS: Ms. Simon mentioned the upcoming discussion of Lift 1A. When Ski Co. replaces Lift 1A, there is a question if they will bring it down further and she said it could potentially collide with the historic Lift 1. On May 15th, there will be a work session at City Council. We do not want you to attend so you are unbiased for the HPC hearing. We have Ms. Greenwood, Ms. Berko and Ms. Sanzone that will be out on June 20th so those of you are welcome to go to attend the work session. We want everyone to understand clearly, so please come on June 20th if you are able. She also said it is not a P3 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 25TH, 2018 4 done deal as there are two hotels that want to develop and Ski Co wants to replace Lift 1A so it’s opening an opportunity and challenge as to what will be done. Ms. Simon also mentioned the last meeting and that fun conversation about the Trustee Condos. She said she will follow up with more detail, but for a very long time, until 2000, there was very limited review and landmark designation in this area. In the 90’s is when they started selling and didn’t need HPC review so that’s not an enforcement issue. But recently, some of the neighbors did some work without approvals so we will be speaking with them and there is a concern there. CERTIFICATE OF NO NEGATIVE EFFECT: None. CALL UPS: Ms. Yoon said that 533 W Hallam is going to Council on the 30th so we will report back. NEW BUSINESS: HPC Benefits Ms. Simon said she had been planning to move into a Council discussion fairly quickly as they wanted to see amendments, but with Justin Barker just resigning, they are very short staffed and it will drag this conversation out a little longer. She said they issued an online survey and Ms. Yoon will go over the results. She said they also took Council on a mobile tour which was eye opening and they now understand that the preservation process isn’t easy. She said they will go on May 29th to Council for policy resolution. Our intention is to promote to Council that we keep all benefits and improve things. Each case is unique and all benefits are important. We may want some or all of you to come to this, but is not a public meeting. Ms. Yoon went over the raw data provided in an email and she printed a version and handed out to the board. They have not analyzed the results yet, but there were 123 responses, which was very good. Overall, they received very positive feedback on all of the incentives. She is going to take this information and see what we can distill in a conversation with Council. Ms. Simon announced the board would be moving offsite to choose HPC awards and would adjourn the meeting upon arrival back to Council Chambers. Meeting adjourned at 6:50 p.m. _________________________ Nicole Henning, Deputy City Clerk P4 II.B. 232 EAST BLEEKER VICTORIAN FLUE TERMINATION HPC REVIEW 5/3/18 P5 II.F. KIM RAYMOND ARCHITECTS, ON BEHALF OF THE OWNER’S OF 232 EAST BLEEKER, WOULD LIKE TO PROPOSE: VARIOUS OPTIONS FOR FLUE TERMINATIONS ON THE VICTORIAN UNIT FOR DESIGN ELEMENTS INCLUDING THE FOLLOWING: - 1 RADON PIPE (4” PVC PIPE) - 1 PLUMBING STACK PIPE (4” PVC PIPE) - 3 FIREPLACE FLUE TERMINATIONS - 1 SET OF BOILER TERMINATIONS (1 4” PVC PIPES, 1 INTAKE & 1 EXHAUST) THE ITEMS ABOVE ARE REQUIRED BY CODE, BUT THEIR LOCATIONS IS WHAT NEEDS TO BE REVIEWED. IN THE FOLLOWING RENDERINGS, ALL PIPES/FLUES/VENTS ARE MODELLED TO SCALE P6 II.F. RADON PIPE OPTIONS OPTION 1: o RADON PIPE TO BE LOCATED IN IT’S ORIGINALLY APPROVED LOCATION (HISTORIC ROOF) o PVC PIPE IS PAINTED GREY o CANNOT BE SEEN FROM STREET OPTION 2: o RADON PIPE TO BE LOCATED IN NEW STANDIND SEAM METAL ROOF o PVC PIPE IS PAINTED GREY o ALSO CANNOT BE SEEN FROM STREET PLUMBING STACK ONLY OPTION: o PIPE IS LOCATED ON WEST END OF NEW ROOF ON THE EAST-WEST GABLE o PVC PIPE IS PAINTED GREY o PVC PIPE IS CUT TO 6” TO REDUCE LINE OF SIGHT FROM STREET FIREPLACE FLUES OPTION 1: (NOTE, THIS IS WHAT IS BUILT DUE TO PREVIOUS HPC DIRECTION THAT WE SHOULD NOT VENT OUT THE SIDES OF THE HISTORIC. THIS OPTION IS NOT PREFERRED BY KRA OR OWNERSHIP) o LOWER LEVEL FIREPLACE FLUE TERMINATES OUT EAST-WEST HISTORIC GABLE o MAIN LEVEL LIVING ROOM FIREPLACE TERMINATES OUT EAST-WEST HISTORIC GABLE o UPPER LEVEL MASTER BEDROOM FIREPLACE TERMINATES OUT NEW STANDING SEAM METAL ROOF 18” ABOVE ROOF, CANNOT BE SEEN FROM STREET OPTION 2: o LOWER LEVEL FIREPLACE FLUE TERMINATES OUT WEST FAÇADE OF HISTORIC BELOW HISTORIC WINDOW (SOUTH OF A/C UNITS) o MAIN LEVEL LIVING ROOM FIREPLACE TERMINATES OUT WEST FAÇADE OF HISTORIC SOUTH OF HISTORIC WINDOW (NORTH OF A/C UNITS) o UPPER LEVEL MASTER BEDROOM FIREPLACE TERMINATES OUT NEW STANDING SEAM METAL ROOF § 18” ABOVE ROOF (CANNOT BE SEEN FROM STREET) § CAN BE SHROUDED IF NECESSARY/DESIRED (SEE SHROUD OPTIONS) P7 II.F. BOILER VENTS OPTION 1: o BOILER VENTS TERMINATE OUT EAST FAÇADE OF HISTORIC § REQUIRES SMALL POWER VENT, PAINTED WHITE TO MATCH SIDING § 24” ABOVE GRADE (SEE PHOTO) OPTION 2: o BOILER VENTS TERMINATE OUT NEW STANDING SEAM METAL ROOF § REQUIRES TWO 4” PVC PIPES, PAINTED GREY • ONE PIPE TO BE EXHAUST • ONE PIPE TO BE INTAKE WITH GOOSENECKED PIPE P8 II.F. VENTING OPTION PHOTOS/RENDERINGS PHOTO BELOW SHOWS RADON PIPE OPTION 1, PLUMBING STACK’S ONLY OPTION, & UL FIREPLACE OPTION 1 NOTE: THIS PHOTO HAS BEEN PHOTOSHOPPED TO REPRESENT PROPOSED CONDITIONS PHOTO BELOW SHOWS RADON PIPE OPTION 2, PLUMBING STACK’S ONLY OPTION, FIREPLACE FLUE OPTION 1, AND BOILER VENT’S OPTION 2. P9 II.F. PHOTOS SHOW LL AND ML FIREPLACE FLUES ON WEST FAÇADE (OPTION 2, PREFERRED OPTION) NOTE: PHOTO ABOVE HAS BEEN PHOTOSHOPPED PHOTO ABOVE IS A RENDERING OF FLUE TO REPRESENT THE PROPOSED CONDITIONS TERMINATIONS IN RELATION TO A/C UNITS PHOTOS SHOWS BOILER VENT OPTION 1, TERMINATING OUT EAST FAÇADE OF HISTORIC P10 II.F. RENDERING BELOW SHOWS RADON PIPE OPTION 1, PLUMBING STACK’S ONLY OPTION, FIREPLACE FLUE OPTION 2, AND BOILER VENT OPTION 2 WITHOUT SHROUD RENDERING BELOW SHOWS RADON PIPE OPTION 1, PLUMBING STACK’S ONLY OPTION, FIREPLACE FLUE OPTION 2, AND BOILER VENT OPTION 2 WITH SHROUD P11 II.F. RENDERINGS BELOW SHOWS SHROUD DESIGN SHROUD TO BE BUILT OUT OF 2x2 STEEL SUPPORTS AND SHEET METAL, PAINTED TO MATCH STANDING SEAM METAL ROOF. SHROUD ALLOWS BOILERS TO BE VENTED OUT THE SIDE USING SIDEWALL VENT KIT, SEE SPECIFICATION ON NEXT PAGE. P12 II.F. P13 II.F. C:\Program Files (x86)\neevia.com\docConverterPro\temp\NVDC\C3C39671-0B62- 4806-8B99-4ED735BF7ED0\13971.doc 5/2/2018 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 1102 Waters 417/421 W. Hallam 602 E. Hyman 210 S. First 530 W. Hallam 333 W. Bleeker 51 Meadows Road Bob Blaich Lot 2, 202 Monarch Subdivision 232 E. Bleeker 609 W. Smuggler 209 E. Bleeker 300 E. Hyman, Crystal Palace 128 E. Main, Sardy House Gretchen Greenwood 28 Smuggler Grove 1280 Ute 211 E. Hallam 124 W. Hallam 411 E. Hyman 300 E. Hyman, Crystal Palace 101 W. Main, Molly Gibson Lodge 201 E. Main 834 W. Hallam Willis Pember 305/307 S. Mill 534 E. Cooper Jeff Halferty 540 E. Main and Holden-Marolt 980 Gibson 845 Meadows, Aspen Meadows Reception Center 232 E. Main 541 Race Alley 310/330 E. Main (Hotel Jerome) 201 E. Hyman 208 E. Main 533 E. Main Roger Moyer 517 E. Hyman (Little Annie’s) 500 W. Main 406 S. Mill 223 E. Hallam Richard Lai Scott Kendrick 533 E. Main 122 W. Main Sheri Sanzone 135 E. Cooper Need to assign: 134 W. Hopkins 517 E. Hopkins 422/434 E. Cooper 529-535 E. Cooper, Stein Building 420 E. Hyman 110 W. Main, Hotel Aspen 301 Lake P14 II.F. TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant rebuttal (5 minutes) Chairperson identifies the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. Procedure for amending motions: A “friendly amendment” to a Motion is a request by a commissioner to the commissioner who made the Motion and to the commissioner who seconded it, to amend their Motion. If either of these two do not accept the “friendly” amendment request, the requesting commissioner may make a formal motion to amend the Motion along the lines he/she previously requested. If there is no second to the motion to amend the Motion, there is no further discussion on the motion to amend, it dies for a lack of a second; discussion and voting on the Motion may then proceed. If there is a second to the motion to amend the Motion, it can be discussed and must be voted upon before any further discussion and voting on the Motion for which the amendment was requested. If the vote is in favor of amending the Motion, discussion and voting then proceeds on the Amended Motion. If the vote on the motion to amend fails, discussion and voting on the Motion as originally proposed may then proceed. P15 II.K. 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Ben Anderson, Planner THRU: Amy Simon, Historic Preservation Officer RE: 400 E. Hopkins Ave.; La Creperie du Village Minor Development, Commercial Design and Pedestrian Amenity Review, Public Hearing DATE: May 9, 2018 ______________________________________________________________________________ SUMMARY: 400 E. Hopkins Ave. is a non-historic property located in the Commercial Core Historic District. The building houses several different commercial uses including retail, offices and a restaurant. A subgrade courtyard defines the building as it relates to the intersection of Hopkins Avenue and Mill Street. La Creperie du Village, a French restaurant, occupies this courtyard and the internal subgrade space that is accessed from the courtyard. In June 2016, La Creperie was granted a Temporary Use approval from City Council for the one- time, seasonal installation of canopy structures to provide shelter to outdoor seating in the subgrade courtyard. In May of 2017, La Creperie received a Certificate of No Negative Effect for the long-term installation of the same canopies on a seasonal basis (from Memorial Day to mid- October). With both of these approvals, the canopy structures were required to be disassembled and stored during the winter and spring seasons. They were not designed for snow loads or to meet other aspects of the building code for permanent installation. After one season of the seasonal use of the canopies, the owners of La Creperie were concerned with the effort and expense of installing, removing and storing the canopies and have submitted an Application for review of permanently installing the canopies. The seasonal use of these canopies in a subgrade courtyard is allowed by the Commercial Design Standards and Guidelines and gave direction to the previously issued Certificate of No Negative Effect. The proposal for permanent installation results in the need for this review by the Historic Preservation Commission. The Minor Development Review requires consideration of two issues: 1) Relevant Commercial Design Standards and 2) Pedestrian Amenity requirements in Land Use Code Section 26.412.070. APPLICANT: Karin and Raphael Derly, 400 E. Hopkins Ave., Aspen, CO 81611, represented by Patrick Rawley of Stan Clauson and Associates ADDRESS: 400 E. Hopkins Ave., Aspen, CO, 81611 LEGAL DESCRIPTION: Block 87, Lot K, City and Townsite of Aspen, Colorado PARCEL ID: 2737-073-30-009 ZONING: CC, Commercial Core P16 IV.A. 2 MINOR DEVELOPMENT Because this property is located in a historic district, HPC design review is required, and since the use of the property is commercial, Commercial Design Review is also needed. The design guidelines for these processes are one and the same, and the scope of work involved in this application is limited, so the process has been identified to be Minor Development review. The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. STAFF DISCUSSION This application and the trajectory of previous approvals for the canopies at La Creperie are an outcome of the long expressed desire of the community to maintain the character of downtown Aspen, particularly in the Commercial Core Historic District. While the building that houses La Creperie is not historic, the property holds a prominent location in the historic district – and is therefore subject to the review of HPC. As mentioned briefly in the summary, the canopies at the subject of this review have already been granted approval for annual, seasonal use. This application that proposes the permanent installation of the same canopies raises two primary issues within the Commercial, Lodging, and Historic District Design Standards and Guidelines. First, the subgrade courtyard provides required Pedestrian Amenity for this property. According to the Standards and Guidelines, the subgrade courtyard can only continue to provide Pedestrian Amenity if the proposed canopies are seasonal in nature (PA 5.7). One of the required characteristics of these courtyards is that they shall be open to the sky except for shade devices that are generally retractable, or seasonally removed. With this proposed permanent installation, the area under the permanently fixed canopies would no longer be considered Pedestrian Amenity. Second, when Pedestrian Amenity is reduced on a property, Land Use Code Section 26.412.070, requires mitigation for the loss of Pedestrian Amenity. In this case, approximately 134 square feet of previous Pedestrian Amenity area is located under the canopies. The code provides three options for providing Pedestrian Amenity: 1) on-site features; 2) off-site features; or 3) a cash-in-lieu payment of $100 per square foot for the mitigation of the lost Pedestrian Amenity. Staff is recommending a cash-in-lieu payment as the preferred alternative. The final number will be confirmed at building permit review, but the payment will be approximately $13,400. P17 IV.A. 3 The Design Standards and Guidelines also provide criteria on which to evaluate the materials of the canopies. Staff has previously (during the seasonal use review) found the rustic wood structure and corrugated metal roofing with rusted patina to be consistent with General Standard 1.23. While the applicant proposes to use the canopies which have already been constructed, and has Staff’s support for the materials, this is an area in which HPC does have discretion. Ultimately, Staff is supportive of this proposal for the permanent installation of the canopies. Typically, staff is not supportive of a reduction of Pedestrian Amenity. However, the site specific design of the La Creperie courtyard limits street level visibility into this space and reduces the visual impact of the canopies and the perceived reduction of Pedestrian Amenity. In this way, Staff recommends approval of the project. REVIEW CRITERIA AND STAFF FINDINGS Commercial, Lodging, and Historic District Design Standards and Guidelines General, Materials and Detail 1.23 Building Materials shall have these features:  Convey the quality and range of materials found in the current block context or seen historically in the Character Area.  Convey Pedestrian Scale  Enhance visual interest through texture application or dimension  Be non-reflective.  Have proven durability and weathering characteristics within Aspen’s climate.  A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials. The existing and proposed canopies are constructed of weathered, corrugated metal panels for the roof sheeting, and rustic wood for the supporting structure. The building that houses La Creperie is primarily constructed of CMU block. The materials seem consistent with the aesthetic of the La Creperie and do not become significantly visible until you are at the staircase to enter the courtyard. This is due in part to the non- reflective surfaces and subdued colors of the materials, but also to the design of the solid walls that surround the courtyard. Staff finds that the proposed structures meet this standard. Subgrade Courtyard Pedestrian Amenity (PA5) PA5.6 Design meaningful space that is useful, versatile, and accessible This standard gives consideration to how these subgrade spaces are designed and used. Specifically, the standard discusses solar access and consideration of restaurant seating. This courtyard is south facing, and while helpful during winter months for solar gain, makes afternoon and evening seating in the summer uncomfortable due to the intensity of the sun. While also providing cover during light rainfall, the canopies allow the courtyard to be used for restaurant seating in variable weather conditions. Staff finds this Standard to be met. P18 IV.A. 4 PA5.7 All Subgrade Courtyard spaces shall be open to the sky This standard allows for the seasonal use of awnings or canopies if the space is to remain considered as pedestrian amenity. This is the standard used to grant seasonal use of the canopies in the previous approval. With these canopies proposed as permanent, the area under the canopies would no longer be considered Pedestrian Amenity – and would require a mechanism to replace the Pedestrian Amenity. Land Use Code 26.412.070.B and D; Pedestrian Amenity By permanently installing the canopies, the proposed reduction of existing Pedestrian Amenity is approximately 134 square feet (this is the area underneath the canopies). This number will be verified during building permit review. The Land Use Code provides for HPC to determine the appropriate provision of Pedestrian Amenity. One option along with on-site and off-site provision) is cash-in-lieu payment. Code provides that the valuation of a square foot of Pedestrian Amenity is $100. As such, the applicant would pay a cash-in- lieu amount of $13,400 for the loss of Pedestrian Amenity due to the installation of the canopies. Additional on-site amenity is not possible and City Staff does not see a need for any off-site projects at this time. Staff recommends the provision of cash-in-lieu payment as the preferred alternative to the lost amenity. ______________________________________________________________________________ DECISION MAKING OPTIONS: The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. ______________________________________________________________________________ RECOMMENDATION: Staff recommends HPC allow the permanent installation of wood and metal canopies in the sub-grade courtyard at 400 E. Hopkins Ave., subject to the following conditions: 1) The project shall submit for and receive issuance of a building permit prior to the permanent installation of the canopy structures. The approval of the building permit will require conformance with building code and engineering standards for all aspects of development in the subgrade courtyard including any existing or proposed lighting. 2) During building permit review, the area (square footage) under the canopy structures will be calculated and confirmed to determine the required cash-in-lieu payment for Pedestrian Amenity. At application, this area was described at 134 square feet, requiring a payment of $13,400 ($100 P19 IV.A. 5 per square foot). Zoning Review will confirm this amount and payment will be collected prior to issuance of building permit. Exhibits: Resolution #__, Series of 2017 A. Application P20 IV.A. HPC Resolution #__, Series of 2018 Page 1 of 3 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MINOR DEVELOPMENT, COMMERCIAL DESIGN REVIEW AND PEDESTRIAN AMENITY REVIEW FOR THE PROPERTY LOCATED AT 400 EAST HOPKINS AVENUE, LEGALLY DESCRIBED AS BLOCK 87, LOT K , CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #__, SERIES OF 2018 PARCEL ID: 2737-073-30-009 WHEREAS, the applicants, Karin and Raphael Derly, represented by Patrick Rawley of Stan Clauson and Associates, have requested HPC approval for Minor Development, Commercial Design Review and Pedestrian Amenity Review for the property located at 400 E. Hopkins Ave Street; legally describes as Block 87, Lot K, City and Townsite of Aspen, Colorado; also known as La Creperie du Village; and, WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen’s Commercial, Lodging and Historic District Standards and Guidelines, Land Use Code Section 26.412.070; Pedestrian Amenity, and Land Use Code Section 26.415.070.C; Minor Development. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, HPC reviewed the project during a properly noticed public hearing on May 9, 2018. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of X – X (__ to __). NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Minor Development, Commercial Design Review and Pedestrian Amenity review at 400 E. Hopkins Avenue (La Creperie du Village) for the permanent installation of canopy structures in the subgrade courtyard, subject to the following conditions: 1) The project shall submit for and receive issuance of a building permit prior to the permanent installation of the canopy structures. The approval of the building permit will require conformance with building code and engineering standards for all aspects of development in the subgrade courtyard including any existing or proposed lighting. P21 IV.A. HPC Resolution #__, Series of 2018 Page 2 of 3 2) During building permit review, the area (square footage) under the canopy structures will be calculated and confirmed to determine the required cash-in-lieu payment for Pedestrian Amenity. At application, this area was described at 134 square feet, requiring a payment of $13,400 ($100 per square foot). Zoning Review will confirm this amount and payment will be collected prior to issuance of building permit. 3) All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Planning and Zoning Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. 4) This Resolution 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. 5) If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Finally, adopted, passed and approved by the Historic Preservation Commission at its regular meeting on the 9th day of May, 2018. Approved as to Form: Approved as to Content: ______________________________ ____________________________ Jim True, City Attorney Gretchen Greenwood, Chair ATTEST: ______________________________ Nicole Henning, Deputy City Clerk Exhibit A – photos and drawings of canopies P22 IV.A. HPC Resolution #__, Series of 2018 Page 3 of 3 Exhibit A P23 IV.A. P24IV.A. P25IV.A. P26IV.A. P27IV.A. P28IV.A. P29IV.A. P30IV.A. P31IV.A. P32IV.A. P33IV.A. P34IV.A. P35IV.A. P36IV.A. P37IV.A. P38IV.A. P39IV.A. P40IV.A. P41IV.A. P42IV.A. P43IV.A. P44IV.A. P45IV.A. P46IV.A. P47IV.A. P48IV.A. P49IV.A. P50IV.A. P51IV.A. P52IV.A. P53IV.A. P54IV.A. P55IV.A. P56IV.A. 520 E. Durant Avenue Page 1 of 5 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sarah Yoon, Historic Preservation Planner THRU: Amy Simon, Historic Preservation Officer RE: 520 E. Durant Avenue - Minor Development, Public Hearing DATE: May 9, 2018 ______________________________________________________________________________ SUMMARY: 520 E. Durant Avenue is a non-historic structure located in the Commercial Core Historic District. The building is owned by the Ajax Mountain Associates, LLC, who gave permission to the joint applicants 212 LLC and The Chase Group, LLC to submit this proposal for Minor Development. There are multiple commercial tenants in this building, but the area of impact from this scope of work is the brick façade facing the alley. HPC is asked to conduct a Minor Development review concerning a painted mural by artist Shepard Fairey. The mural will be most visible heading south on S. Hunter Street. 520 E. Durant Avenue – Proposed Location of Mural P57 IV.B. 520 E. Durant Avenue Page 2 of 5 APPLICANT: 212 LLC and The Chase Group, LLC, represented by Katie Kiernan and Bob Chase. PARCEL ID: 2737-182-22-006. ADDRESS: 520 E Durant Avenue, Lot N thru Lot S, Block 96, City and Townsite of Aspen, Colorado. ZONING: C-C, Commercial Core Historic District. MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Staff Response: As a non-historic building in the historic district, only the Commercial, Lodging, and Historic District Design Standards and Guidelines will apply. One of the main objectives to implement these standards and guidelines is to ensure that new designs highlight the sense of Aspen’s small town character. The proposal for a mural on the alley facing façade of 520 E. Durant Ave. is a new artistic addition to the vicinity which needs to be reviewed for materiality and location. The applicant has confirmed that the murals are not commercial in nature and will not include the gallery names or artist’s signature. The content of the mural itself is not up for review. The mural is proposed to be 20’ high and 55’ wide. MATERIALITY & LOCATION: The existing substrate material is exposed tan/buff colored brick with no apparent surface finish. The artist proposes to prepare the surface by applying a clear coat to the brick, then proceed with painting the mural on top using exterior household acrylic paints. The texture of the brick is to remain visible and the proposed materials for the mural are high quality and durable enough to withstand Aspen’s climate (Section 1.23). It is assumed that the mural could be permanent, repainted or removed in the future at the building owner’s discretion. No additional material other than the clear coat and paint is proposed to be added. The guidelines do allow some P58 IV.B. 520 E. Durant Avenue Page 3 of 5 variation for materials and treatments on secondary facades if it is durable and perceived as a positive contribution to the streetscape (Section 1.24). (Figure 1) Proposed façade location for mural The proposed location is visible to those travelling south along S. Hunter Street or through the alley. Unpainted brick is a preferred exterior finish in this district and HPC has discussed the pros and cons of painting masonry in the district, but the proposed location is not a prominent or primary façade and faces the alley (Figure 1). The proposed mural creates a point of visual interest in the alley which is supported by Section 1.7. Painted designs, including art and historic billboards, are present on some secondary brick facades within the district (Figures 2 and 3). (Figure 2) Repainted historic wall painting (Figure 3) and more recently installed art. Repainted historic wall painting. Location: 300 E. Hyman Location: 419 E. Hyman P59 IV.B. 520 E. Durant Avenue Page 4 of 5 As a non-contributing building in the Commercial Core Historic District and a non-primary façade facing the alley, staff supports the proposed location for the painted mural. The applicant will need to contact Engineering to obtain a permit for working in the right-of-way during installation. ________________________________________________________________________ DECISION MAKING OPTIONS: The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. ______________________________________________________________________________ STAFF RECOMMENDATION: Staff recommends that HPC approve the proposal as presented with the following condition: - the mural shall be maintained to prevent appearances of neglect, such as peeling paint, until it is removed by the owner. RECOMMENDED MOTION: “I move to approve Resolution No. ___, Series of 2018 approving the application.” EXHIBITS: Resolution ___, Series of 2018 A. Commercial, Lodging, and Historic District Design Standards and Guidelines B. Application C. Public Comments P60 IV.B. 520 E. Durant Avenue Page 5 of 5 Exhibit A, Commercial, Lodging, and Historic District Design Standards and Guidelines 1.7 Develop alley facades to create visual interest. • Use varied building setbacks and/or changes in material to reduce perceived scale. 1.23 Building materials shall have these features. • Convey the quality and range of materials found in the current block context or seen historically in the Character Area. • Convey pedestrian scale. • Enhance visual interest through texture, application, and/or dimension. • Be non-reflective. Shiny or glossy materials are not appropriate as a primary material. • Have proven durability and weathering characteristics within Aspen’s climate. • A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials. 1.24 Introducing a new material, material application, or material finish to the existing streetscape may be approved by HPC or P&Z if the following criteria are met: • Innovative building design. • Creative material application that positively contributes to the streetscape. • Environmentally sustainable building practice. • Proven durability. 2.14 Architectural details should reinforce historic context and meet at least two of the following qualities. • Color or finish traditionally found downtown. • Texture to create visual interest, especially for larger buildings. • Traditional material: Brick, stone, metal and wood. • Traditional application: for example, a running bond for masonry. P61 IV.B. HPC Resolution #__, Series of 2018 Page 1 of 2 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MINOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 520 E. DURANT AVENUE, LOTS N - S, BLOCK 96, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #__, SERIES OF 2018 PARCEL ID: 2737-182-22-006 WHEREAS, the applicants 212, LLC and The Chase Group, LLC, represented by Katie Kiernan and Bob Chase, requested HPC approval for Minor Development for the property located at 520 E. Durant Avenue, Lots N - S, Block 96, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Minor Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the adopted design guidelines per Section 26.415.070.C.3.b and c of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, HPC reviewed the project on May 9 , 2018. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Minor Development review for 520 E. Durant Avenue as proposed with the following condition: - the mural shall be maintained to prevent appearances of neglect, such as peeling paint, until it is removed by the owner. APPROVED BY THE COMMISSION at its regular meeting on the 9th day of May, 2018. Approved as to Form: Approved as to Content: ______________________________ ____________________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair P62 IV.B. HPC Resolution #__, Series of 2018 Page 2 of 2 ATTEST: ______________________________ Nicole Henning, Deputy City Clerk P63 IV.B. P64 IV.B. P65 IV.B. P66 IV.B. P67 IV.B. 520 E Durant Proposed Mural Project Description: This application is for the proposed fine art mural project with internationally renowned artist, Shepard Fairey. This project is a part of Fairey’s worldwide mural project, which includes murals in New York, Miami, Paris, Los Angeles and other cities internationally. This mural will be executed on the north wall of the building located at 520 E Durant, facing the alley that runs between South Hunter St. and South Galena St. The brick wall will first be prepped with a removable clear coat surface to protect the brick, and then the artist Shepard Fairey will execute a mural on top of the clear coat surface. The mural will be painted using exterior household paint. The dimensions of the mural will be approximately 20’ high x100’ wide, running from the base of the wall to the top, and from the east edge of the wall to the opening on the west end of the wall which houses the dumpsters for 520 E Durant. While the City’s Commercial Design Guideline Standards are clearly designated for building or rehab projects and do not directly apply to this proposed mural, it is important to note the following: - The highest quality materials available for such a project will be used on this project and therefore this mural will be able to withstand Aspen’s varying climate. - The mural is being executed on the brick wall (over the removable clear coat layer) so that the brick texture is still visible and apparent as the surface of the mural. This mural is being produced in conjunction with long-time local art dealers Bob Chase (The Chase Group LLC) and Katie Kiernan (212 LLC). P68 IV.B. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sarah Yoon, 970.920.5144 DATE: March 23, 2018 PROJECT: 520 E. Durant Ave. REPRESENTATIVE: 212 Gallery DESCRIPTION: 520 E. Durant Ave is a non-historic structure located in the Commercial Core Historic District. 212 Gallery has obtained a written agreement from the owner of 520 E. Durant Ave. for the artist Shepard Fairey to paint a mural using household exterior paints on the existing brick wall. This scope of work will require review by the Historic Preservation Commission (HPC). The planned installation date for the mural is June 25, 2018. HPC must find that the relevant review criteria in Section 26.415 of the Municipal Code and the Commercial, Lodging and Historic District Standards and Guidelines are met for the work to proceed. In particular, review Commercial Design Guideline Standard 1.23 (pg.20) and Guideline 2.14 (pg.52). The Historic Preservation Commission (HPC) reviews all development within the Historic District and will perform all reviews for this project. The HPC Minor Development Review is a 1-step process: HPC review of application. REVIEW PROCESS: Step 1: The HPC will review all submitted documents regarding this minor development, and then provide final decision Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use Code: http://cityofaspen.com/276/Title-26-Land-Use-Code HPC Design Guidelines: https://www.cityofaspen.com/DocumentCenter/Home/View/310 Commercial, Lodging, and Historic District Design Standards and Guidelines: https://www.cityofaspen.com/documentcenter/view/412 Land Use Application: http://cityofaspen.com/DocumentCenter/Home/View/305 Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.415.070.C Historic Preservation- Minor Review Review by: Staff for completeness and recommendation HPC for decisions Public Hearing: Yes, at HPC Neighborhood Outreach: No P69 IV.B. 2 Planning Fees: $1,300 for 4 hours of staff time. Lesser/ additional hours will be refunded or billed at a rate of $325 per hour. Total Deposit: $1,300. To apply, submit 1 complete copy of the following information:  Completed Land Use Application and signed fee agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached).  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property.  Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations. Once the copy is deemed complete by staff, the following items will then need to be submitted:  1 digital PDF copy of the complete application packet  12 sets of all graphics printed at 11x17  Total deposit for review of the application. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. P70 IV.B. P71 IV.B. P72 IV.B. P73 IV.B. P74 IV.B. P75 IV.B. P76 IV.B. P77 IV.B. P78 IV.B. P79 IV.B. 5/2/2018 Katie Kiernan Mail - Shepard Fairey Mural https://mail.google.com/mail/u/1/?ui=2&ik=b91ac1274d&jsver=VWMnsm10n_o.en.&cbl=gmail_fe_180424.06_p4&view=pt&msg=1631d66e475f69a7&q=rburkley%40aspensnowm Katie Kiernan <katie@katiekiernan.com> Shepard Fairey Mural  Burkley, Richard E. <rburkley@aspensnowmass.com>Tue, May 1, 2018 at 2:31 PM To: "katie@katiekiernan.com" <katie@katiekiernan.com>   Dear Katie:    Please accept this email as a vote of support for the Shepard Fairey mural on the side of the building at 520 E. Durant from Aspen Skiing Company.  While Aspen Skiing Company are tenants, not owners, of the property we support the initiative and look forward to its addition to public art.    Sincerely,    Rich    RICH BURKLEY  SENIOR VICE PRESIDENT, STRATEGY AND BUSINESS DEVELOPMENT  ASPEN SKIING COMPANY  W: 970­923­0592 | M: 970­309­9235  [../../Desktop/EMAIL_LOGO.png]  Snowmass | Aspen Mountain | Aspen Highlands | Buttermilk  The Little Nell | Limelight Hotels www.AspenSnowmass.com<http://www.aspensnowmass.com/>    P80 IV.B. P81 IV.B. 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 300 W. Main Street- Minor Development and Floor Area Bonus- PUBLIC HEARING DATE: May 9, 2018 ______________________________________________________________________________ SUMMARY: 300 W. Main is a 9,000 square foot landmarked property located in the Main Street Historic District. The property was designated early in the City’s discussion of mid-century preservation as a representation of the Rustic Style in Aspen. The log structure on the site was built in 1944 and was expanded in 1988. 300 W. Main is currently in use as a single family home and was purchased by the owner of the adjacent Annabelle Inn in 2014. In December 2017 HPC reviewed a proposal to demolish the 80s addition, relocate the resource towards the southeast, and construct a new basement and addition, with the goal of creating a small hotel on the site. Staff and HPC expressed a number of concerns with the impacts of the proposal, which the owner then decided to withdraw. A new application has been submitted which leaves the single family use in place. HPC is asked to consider a re-cladding of the existing addition and alterations to its roof. The walls of the existing addition will remain largely intact. There is no relocation or new basement development, though a new exterior stair to the below grade space is proposed. No floor area is available to add the stair, therefore the applicant requests a floor area bonus of 40 square feet. This proposal is a one step review before HPC, not subject to Call-up Notice to City Council. APPLICANT: Dennis Chookaszian, represented by Charles Cunniffe Architects. ADDRESS AND PARCEL ID: 300 W. Main Street, Lots Q, R and S, Block 44, City and Townsite of Aspen, Colorado, PID# 2735-124-41-006. ZONING: MU, Mixed Use. P82 IV.C. 2 MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Staff Response: The historic resource on this property sits in the center of the site and is about 1,400 square feet in size. In the 1980s, an addition of about 2,700 square feet above grade, including the garage, was approved by HPC. The addition did not provide a connector to distance the old and new portions of the building, and in fact the addition envelops much of the north and west historic facades, allowing for the possibility of their future demolition as they are now interior walls. As the board is aware, options for relocating the historic structure on this site to allow more space for an addition are extremely restricted by the large trees on the east and south. There is no appropriate area for an expansion other than that occupied by the existing addition. For that reason, the property owner has decided that re-facing and adjusting the addition to comply with today’s guidelines to the extent possible is a better approach than demolishing and building an all new addition. Positive aspects of the proposed remodel include the fact that the roof on the historic resource will be restored to wood shingle, whereas now a continuous standing seam metal roof in a green color tops the old and new construction. Detailed drawings indicating how any original features, like the fascia, will be repaired and exposed as part of the re-roofing, will be needed. The application indicates that no gutters will be installed, however they may be required by Engineering for stormwater compliance. No information is provided regarding possible rooftop penetrations. All fireplace or mechanical vents which will appear on the exterior of the building must be provided for review and approval by staff and monitor prior to building permit submittal. The architect has selected a dark, monochromatic palette of charred wood siding and metal to make the addition more subordinate to the historic structure. On the east (front) façade, the existing wall of the addition is to be notched out to create a recessed glass transition which, while it doesn’t have all the desired characteristics of a connector, at least makes a gesture to the intent of this element. P83 IV.C. 3 The applicant will remove a ramp that was added to the front of the cabin in the 1980s to provide accessibility to the restaurant on the site at that time. Since the property is now a single family home, this level of accessibility is not required by building code. These actions are all important to restoring aspects of the historic resource that were modified by the 80s addition. As stated, the foundation and sidewalls of the addition are remaining essentially intact. Areas of the roof will be re-framed in order to create a new form and provide more usable upper floor space than exists today due to low plate heights. Staff does have a concern with this work, mainly that the new roof pitches are too shallow to relate well to the historic resource. The historic resource features a primary north/south gable roof with a pitch of about 11:12. The east and south gable ends on the proposed addition are about 3:12. The drawing below illustrates the existing roof pitch on the upper floor of the addition with a dotted line. It is apparent that the roof forms of the existing addition were intended to relate closely to P84 IV.C. 4 the historic resource. Staff recommends the architect restudy the roof pitches on the upper floor of the addition to be steeper, with a modest plate height. Staff also recommends more effort to use fenestration and materials to suggest a connector transition where the new and old join on the west façade, facing Main Street. A red arrow on the previous page indicates the area of concern. The site plan below depicts a proposed new exterior stair to the basement. As designed, this feature increases the encroachment of the new construction alongside the north wall of the cabin. Staff recommends that the architect create a lid on this stairwell to the extent that head height allows in order to prevent the glass railing from meeting the cabin wall and to allow grade (in the form of a green roof or other landscaping) to continue along the north façade of the cabin. A section of the stairwell, showing the north wall elevation is needed. The applicant has indicated that there will be few alterations to the existing landscape. One amendment which is necessary is the reduction of the head in parking from the alley so that parking does not extend past the property line and into the 2nd Street public right-of way. Engineering has indicated that the existing encroachment must be discontinued. Given the use of the property is a single family home and that fact that a two car garage is in place, it would be appropriate to reduce this parking area even further, since parking in the foreground of the historic resource is undesirable. P85 IV.C. 5 FLOOR AREA BONUS The proposal includes a request for a 40 square foot floor area bonus. The application requests a 15 square foot bonus but staff review of the floor area calculations revealed minor errors, causing the bonus to increase to 40. This is directly a result of the proposal to add an exterior stair to the existing basement under the addition. The basement wall that becomes exposed to view through this action increases the countable floor area of the below grade space. It should be noted that the house is currently 105 square feet over the maximum floor area of 3,660 due to changes in floor area calculation methodologies over the years since the addition was built. The extra 105 square feet is considered to be legally established area which the applicant has the right to retain so long as the structure is not demolished. A floor area bonus is not required to address the overage. In order to grant a 40 square foot bonus, HPC must find that the criteria below are met. 1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a) The design of the project meets all applicable design guidelines; b) The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c) The work restores the existing portion of the building to its historic appearance; d) The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e) The construction materials are of the highest quality; f) An appropriate transition defines the old and new portions of the building; g) The project retains a historic outbuilding; and/or h) Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. Staff Response: The proposed stairwell will provide light and egress from the basement, which is desirable and absent now. Staff has suggested the exposed opening be more limited in order to avoid impacts on the historic resource. The project requires restudy before all applicable design guidelines are met, however staff does find that the stairwell improves the usability of the property with a minimal above grade impact and a small bonus request. The applicant is undertaking restoration work to the roof of the historic resource and is removing the ramp at the front of the house. Notable landscape features, particularly the substantial heritage trees, are preserved in this project and they limit historic preservation options on the site. ______________________________________________________________________________ P86 IV.C. 6 HPC’S DECISION MAKING OPTIONS: · approve the application, · approve the application with conditions, · disapprove the application, or · continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. ______________________________________________________________________________ RECOMMENDATION: Staff recommends HPC continue the project for restudy with the following direction: · Study steeper pitches for the upper roof of the addition · Create a more distinct expression of a transition where the historic cabin and new construction attach, as viewed from the south. · Design a lid on the basement stairwell to the extent that head height allows. · Provide a section of the stairwell, showing the north wall elevation and indicating all windows and materials in this area. · Remove at least the parking space that sits in the 2nd Street right-of way and consider removing or converting more of the surface parking in the foreground of the historic resource to grass pavers. A preliminary list of proposed conditions of approval, once the issues above are resolved, is as follows: · Provide detailed drawings indicating how any original features, like the fascia, will be repaired and exposed as part of the re-roofing, for review by staff prior to building permit submittal. · The application indicates that no gutters will be installed, however they may be required by Engineering for stormwater compliance. Designs for gutters, snowstops and flashing must be for provided review and approval by staff and monitor prior to building permit submittal. · All fireplace or mechanical vents which will appear on the exterior of the building must be provided for review and approval by staff and monitor prior to building permit submittal. · The property exceeds the maximum allowable floor area by 105 square feet. This is considered to be a legally established non-confirmity that may be maintained so long as no more than 40% of the total structure is demolished. · HPC hereby grants a 40 square foot floor area bonus to allow the new exterior stairwell. · Compliance with all dimensional limits of the project will be verified at the time of Building Permit review. · Sidewalk and right-of-way improvements, stormwater management, tree protection requirements and other development concerns may be identified during building permit review. · The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. P87 IV.C. 7 However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 300 W. Main Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Exhibits: Resolution #__, Series of 2018 A. Design Guidelines B. Application Exhibit A: Relevant design guidelines 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. · Do not introduce new curb cuts on streets. · Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. P88 IV.C. 8 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. · If an alley exists at the site, the new driveway must be located off it. · Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. 1.8 Consider stormwater quality needs early in the design process. · When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. · Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. · Refer to City Engineering for additional guidance and requirements. 1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. · Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. · Consolidating and screening these elements is preferred. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. · Retaining historic planting beds and landscape features is encouraged. · Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. · If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. · The removal of non-historic planting schemes is encouraged. · Consider restoring the original landscape if information is available, including original plant materials. 1.12 Provide an appropriate context for historic structures. See diagram. · Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, P89 IV.C. 9 particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. · In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. · Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. · Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. · Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. · In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. · Contemporary landscapes that highlight an AspenModern architectural style are encouraged. P90 IV.C. 10 P91 IV.C. 11 P92 IV.C. 12 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. · Low plantings and ground covers are preferred. · Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. · Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. · Climbing vines can damage historic structures and are not allowed. 1.14 Minimize the visual impacts of landscape lighting. · Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. · Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by-case basis. · Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. · Driveway lighting is not permitted on Aspen Victorian properties. · Landscape uplighting is not allowed. 1.21 Preserve original retaining walls · Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. · Painting or covering a historic masonry retaining wall or covering is not allowed. · Increasing the height of a retaining wall is inappropriate. 1.24 Preserve historically significant landscapes with few or no alterations. · An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. · The key features of the historic landscape and its overall design intent must be preserved. 1.25 New development on these sites should respect the historic design of the landscape and its built features. · Do not add features that damage the integrity of the historic landscape. · Maintain the existing pattern of setbacks and siting of structures. · Maintain the historic relationship of the built landscape to natural features on the site. · All additions to these landscapes must be clearly identifiable as recent work. · New artwork must be subordinate to the designed landscape in terms of placement, height, material, and overall appearance. Place new art away from significant landscape features. P93 IV.C. 13 · Avoid installing utility trenches in cultural landscapes if possible. 1.26 Preserve the historic circulation system. · Minimize the impact of new vehicular circulation. · Minimize the visual impact of new parking. · Maintain the separation of pedestrian and vehicle which occurred historically. 1.27 Preserve and maintain significant landscaping on site. · Protect established vegetation during any construction. · If any tree or shrub needs to be removed, replace it with the same or similar species. · New planting should be of a species used historically or a similar species. · Maintain and preserve any gardens and/or ornamental planting on the site. · Maintain and preserve any historic landscape elements. 2.1 Preserve original building materials. · Do not remove siding that is in good condition or that can be repaired in place. · Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. · Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. · Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. · Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. · If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. · Wood should be painted, stained or natural, as appropriate to the style and history of the building. 3.1 Preserve the functional and decorative features of a historic window. · Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. · Repair frames and sashes rather than replacing them. · Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 7.4 New vents should be minimized, carefully, placed and painted a dark color. · Direct vents for fireplaces are generally not permitted to be added on historic structures. · Locate vents on non-street facing facades. · Use historic chimneys as chases for new flues when possible. 7.7 Preserve original roof materials. P94 IV.C. 14 · Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. · If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. · Flashing should be in scale with the roof material. · Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-reflective finish. · Design flashing, such as drip edges, so that architectural details are not obscured. · A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. · A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. · Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. · The material used for the gutters should be in character with the style of the building. 9.6 Minimize the visual impact of lightwells. · The size of any lightwell that faces a street should be minimized. · Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. · Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. · Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. 10.2 A more recent addition that is not historically significant may be removed. · For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. · HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. · A new addition must be compatible with the historic character of the primary building. · An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. P95 IV.C. 15 · An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. · An addition that covers historically significant features is inappropriate. · Proposals on corner lots require particular attention to creating compatibility. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. · The historic resource must be visually dominant on the site and must be distinguishable against the addition. · The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one story tall, directly behind that resource, unless completely detached above grade by a distance of at least 10 feet. HPC may consider exceptions to this policy if two or more of the following are met: · The connector element that links the new and old construction is a breezeway or transparent corridor, well recessed from the streetfacing side(s) of the historic resource and the area of two story construction that appears directly behind the one story historic resource is minimal · The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource · The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource P96 IV.C. 16 · The interior of the resource is fully utilized, containing the same number of usable floors as existed historically · There are no variance requests in the application other than those related to historic conditions that aren’t being changed · The project is proposed as part of a voluntary AspenModern designation, or · The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.6 Design a new addition to be recognized as a product of its own time. · An addition shall be distinguishable from the historic building and still be visually compatible with historic features. · A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. · Do not reference historic styles that have no basis in Aspen. · Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. · Note that on a corner lot, departing from the form of the historic resource may not be allowed. · There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. · Some roof lines and porch eaves on historic buildings may align at approximately the same height. An addition can not be placed in a location where these relationships would be altered or obscured. 10.8 Design an addition to be compatible in size and scale with the main building. · An addition that is lower than, or similar to the height of the primary building, is preferred. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. · Only a one-story connector is allowed. · Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. · In all cases, the connector must attach to the historic resource underneath the eave. · The connector shall be a minimum of 10 feet long between the addition and the primary building. P97 IV.C. 17 · Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. · Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. · Locating an addition at the front of a primary building is inappropriate. · Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. · Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 10.11 Roof forms shall be compatible with the historic building. · A simple roof form that does not compete with the historic building is appropriate. · On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. · Loss or alteration of architectural details, cornices, and eavelines must be avoided. 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. · All new construction must comply completely with the International Building Code (IBC) for accessibility. Special provisions for historic buildings exist in the law that allow some flexibility when designing solutions which meet accessibility standards. 12.2 Original light fixtures must be maintained. When there is evidence as to the appearance of original fixtures that are no longer present, a replication is appropriate. 12.3 Exterior light fixtures should be simple in character. · The design of a new fixture should be appropriate in form, finish, and scale with the structure. · New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. · Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. · One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. · On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. P98 IV.C. 18 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. · Place mechanical equipment on the ground where it can be screened. · Mechanical equipment may only be mounted on a building on an alley façade. · Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. · Window air conditioning units are not allowed. · Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. · Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds · In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. · Avoid surface mounted conduit on historic structures. P99 IV.C. Historic Preservation Commission Resolution #__, Series 2018 Page 1 of 3 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING MINOR DEVELOPMENT AND A FLOOR AREA BONUS FOR 300 W. MAIN STREET, LOTS Q, R AND S, BLOCK 44, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO RESOLUTION #__ (SERIES OF 2018) Parcel ID: 2735-124-41-006 WHEREAS, the applicant, Dennis Chookaszian, represented by Charles Cunniffe Architects, submitted an application requesting Minor Development and a Floor Area Bonus for the property located at 300 W. Main Street, Lots Q, R and S, Block 44, City and Townsite of Aspen, Colorado; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review standards and recommended continuation for restudy; and, WHEREAS, the Historic Preservation Commission reviewed the application at a duly noticed public hearing on May 18, 2018 during which time the recommendations of the Community Development Department and comments from the public were requested and heard by the Historic Preservation Commission; and, WHEREAS, the Historic Preservation Commission approved the proposal, with conditions, by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC grants Minor Development and a Floor Area Bonus with the following conditions: 1. Provide detailed drawings indicating how any original features, like the fascia, will be repaired and exposed as part of the re-roofing, for review by staff prior to building permit submittal. 2. The application indicates that no gutters will be installed, however they may be required by Engineering for stormwater compliance. Designs for gutters, snowstops and flashing must be for provided review and approval by staff and monitor prior to building permit submittal. 3. All fireplace or mechanical vents which will appear on the exterior of the building must be provided for review and approval by staff and monitor prior to building permit submittal. 4. The property exceeds the maximum allowable floor area by 105 square feet. This is considered to be a legally established non-confirmity that may be maintained so long as no more than 40% of the total structure is demolished. 5. HPC hereby grants a 40 square foot floor area bonus to allow the new exterior stairwell. 6. Compliance with all dimensional limits of the project will be verified at the time of Building Permit review. P100 IV.C. Historic Preservation Commission Resolution #__, Series 2018 Page 2 of 3 7. Sidewalk and right-of-way improvements, stormwater management, tree protection requirements and other development concerns may be identified during building permit review. 8. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 300 W. Main Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. FINALLY, adopted, passed and approved this 9th day of May, 2018. Approved as to form: Approved as to content: __________________________ ______________________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair P101 IV.C. Historic Preservation Commission Resolution #__, Series 2018 Page 3 of 3 Attest: _______________________________ Nicole Henning, Deputy City Clerk P102 IV.C. Annabelle Lodge HPC Minor Development Review Submitted By: Charles Cunniffe Architects 610 E Hyman Ave Aspen, CO 81611 970-925-5590 16 March 2018 P103 IV.C. 1 Table of Contents Page I. Introduction……………………………………………………………………………………………….………2 II. Property Description…………………………………………………………………………………….…...….3 III. Character Defining Features………………………………………………………………………….…...….4 IV. Variance Request – Floor Area Bonus………………….………………………………………………..….5 V. Variation Request – Window Placement………...………………………………………………………....6 VI. Historic Preservation – Design Guideline Review…………………...………………………………..…....7 VII. Residential Design Standards Review……………………………………..…………………………...…..34 VIII. Conclusion…..………………………………………………………………………………………......………42 Appendix Appendix A – Photos of Existing Conditions Appendix B – Historic Photographs Appendix C – Street Elevation Photo Appendix D – Signage Appendix E – Extent of Renovation Appendix F – Streetscape Photos Appendix G – Selection of Building Materials Appendix H – Light Fixture Selection & Cut Sheets Exhibits #1 Proof of Ownership #2 Letter Authorizing Submission of Application #3 Pre-Application Conference Summary #4 Land Use Application #5 HOA Compliance Form Drawings Vicinity Map Improvement Survey Proposed Site Plan Proposed Floor Plans Proposed Building Elevations Proposed Perspective Views Area Calculations P104 IV.C. 2 I. Introduction This is an application to redevelop the property located at 300 W. Main Street in Aspen. The property is a landmarked 9,000 sf parcel, located within the Main Street Historic District and zoned Mixed Use (MU). The property’s parcel ID number is 273512441006. The Land referred to is located in the County of Pitkin, State of Colorado, and described as follows: Lots Q, R, and S, Block 44, City and Townsite of Aspen 300 W Main St is owned by Dennis Chookaszian. Proof of ownership is provided in the form of a certificate provided by a title insurance company (see Exhibit #1). Dennis Chookaszian (hereinafter, “the applicant”) has designated Charles Cunniffe Architects as its representative for this application. A letter from Dennis Chookaszian authorizing the submission of this application is attached hereto as Exhibit #2. Several pre-application meetings were held between the applicant and the staff of the Community Development Department prior to the submission of this application. A copy of the pre-application form staff provided to the applicant is attached hereto as Exhibit #3. The form indicates that the application will be subject to the following Land Use Code Review Procedures: Land Use Code Section(s) 26.304 Common Development Review Procedures 26.415.070.C Certificate of appropriateness for a Minor development 26.575 Miscellaneous Supplemental Regulations 26.575.020 Calculations and Measurements 26.710.180 Mixed Use (MU) zone district The following sections of this application are organized to demonstrate how the proposal complies with the applicable review standards for each of these review procedures. First however, some background information is presented to summarize existing conditions at the property. P105 IV.C. 3 II. Property Description The Annabelle Lodge property consists of a log cabin, completed in 1944, and an addition to the original structure, completed in 1988. The historic cabin sits at the center of the property, spanning all three townsite lots. The non-historic addition is located on a portion of lots Q and R. The original cabin, which is approximately 1,400 sf in size, is identified on the Aspen Inventory of Historic Landmark Sites and Structures, approved by Ordinance 21, Series of 1988. While only built in 1944, it was historically designated due to the “type, style of architecture, and construction” and was further recognized as a “noteworthy surviving example of a style becoming rare in the locale or is identified with a street scene or other landscape.” (Staff memorandum, dated 13 June 1988, page 5). Moreover, the large spruce trees were also recognized as providing, “a special, rustic character to the site and contribute to a sense of maturity, permanence, and visual relief from the buildings on Main Street. (IBID, page 6). The addition consists of a wood framed structure attached to the log cabin on the north and west sides. The exterior cladding of the 1988 addition consists of wood siding darker in appearance than the original logs, differentiating itself from the cabin. A green standing seam metal roof was added to the historic cabin to match the new roof of the 1988 addition. The roof structure of the 1988 addition consists of complex combinations of gabled and shed roofs, with portions of the gabled roof at an elevation higher than the ridgeline of the log cabin. The intent of renovation at 300 W Main St includes the following: - Maintain the historic log cabin as the focal point of the redevelopment. - Undertake a remodel that will include interior alterations, revisions to the exterior materials and fenestration, and adjustments to the roof form of the addition. - Restore the roof of the cabin to reflect the intent of the original materials. See Appendix A for photos of the existing site conditions. P106 IV.C. 4 III. Character Defining Features The original log cabin is an example of Rustic Architecture, characterized by the following: - Circa 1900-present, Residential, Commercial, Public - Popularized by the designs of the National Park Service for its institutional buildings, these structures were designed to blend with the environment and were constructed of native building materials. An emphasis upon simplicity, hand craftsmanship and the natural environment made this a popular style for vacation homes, hunting lodges, dude ranches and tourist facilities. In Aspen, these appear similar to Pioneer Houses, but usually include larger timber elements and emphasize more craftsmanship in details. Characteristics: - Hand built out of locally available materials, using limited tools. - Single story or 1 1/2 story. - Low pitched gable roof. - Simple rectangular footprint, with smaller additive elements. - Small porch or entry feature. - True log construction with overlapping log ends, coped and stacked, with chinking to infill irregularities between the logs. - Stone at the base or in the fireplace and chimney. - Small window openings, spare and usually horizontally proportioned with wood trim. - Minimal detail and decoration. See Appendix B for Historical Photos provided by the Aspen Historical Society. P107 IV.C. 5 IV. Variance Request – Floor Area Bonus The applicant is requesting a floor area bonus of 15 SF. The maximum allowed FAR for the property is 3660 SF. The property in its current state is non-conforming at 3765 SF. The proposed floor area totals 3780 SF. The requested floor area bonus will allow for an egress stair to the lower level as well as a window to provide light and ventilation to a proposed lower level bedroom. Section 26.415.110f in the Land Use code reads as follows: C. Floor Area Bonus 1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a) The design of the project meets all applicable design guidelines; b) The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c) The work restores the existing portion of the building to its historic appearance; d) The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e) The construction materials are of the highest quality; f) An appropriate transition defines the old and new portions of the building; g) The project retains a historic outbuilding; and/or h) Notable historic site and landscape features are retained. Response: The requested additional 15 SF is well within the 500 SF that HPC is permitted to grant. (a): As demonstrated in the document below, the project attempts to meet the applicable guidelines given the existing constraints of the current addition. (b): It is the project’s intent that the historic cabin maintains its status as the key element of the property and that the addition reads as a background. The application of darker materials to the exterior of the addition emphasizes the distinction between the historic building and the addition. The proposed glass link between the historic cabin and the addition on the primary east elevation of the buildings further emphasizes a separation between the two structures. (c): The roof of the historic cabin will be restored to reflect the original shingle aesthetic. The ramp on the east façade of the building will be removed to restore the east façade of the cabin to its original state. (d): The new large punched window openings of the addition are the same size as the historic windows of the cabin, but reflect a more modern aesthetic as they do not contain muntins. The new narrow punched window openings of the addition are proportional to the spacing of the muntins of the historic windows. The charred wood siding is applied in a horizontal application in reference to the historic logs. (e): The charred wood and metal siding are both high quality and durable materials. (f): The addition of the glass link on the east elevation greatly improves the separation between the cabin and the addition. The transition on the south façade is further defined through the application of charred wood as this provides a starker contrast to the historic logs than the current brown siding of the addition; both in color and through modern detailing. A channel is also applied between cabin and addition to provide a ‘gasket’ condition between the structures. Refer to the proposed elevations for more information. (h): The (5) historic spruce trees on site are being maintained. P108 IV.C. 6 V. Variation Request – Window Placement The applicant is requesting a variation regarding required window placement as outlined by the Residential Design Standards. Section 26.410.030(E)(2) in the Land Use code reads as follows: 2. Window Placement (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to preserve the historic architectural character of Aspen by preventing large expanses of vertical glass windows that dominate street-facing façades. Overly tall expanses of glass on a street-facing façade do not relate well to human scale. Designs should utilize windows that provide a sense of demarcation between stories and pedestrian scale. Where an upper story window is located directly above a lower story window, a gap with no window should be provided between them that is easily recognizable from the street and clearly differentiates lower and upper stories. This standard is important in all areas of the city. c) Standard. A street-facing window on a building shall not vertically span more than one story as defined by this chapter. Response: A translucent glass connector is proposed to interface between the cabin and the addition. The existing footprint of the addition warrants that the connector be two stories in height. The current interface between the addition and the roof eave of the cabin is poor at best. In order to improve upon this condition, the proposed changes include recessing the translucent glass connector behind the high point of the cabin’s roof eave. To break the vertical span of this glass connector would add unneeded complexity to something that is attempting to simply define a break between old and new. Applying simplicity to the connector maintains the attention on the historic cabin as the primary element on the site. While this glass connector is two stories in height, it is being used to provide a distinct separation between the addition and the historic cabin in the spirit of the historical design guidelines to the extent possible as provided by the existing conditions of the addition. As this is a flexible standard, the applicant respectfully requests a variation to allow for a two story glass connector. P109 IV.C. 7 VI. Historic Preservation – Design Guideline Review The property is a landmarked parcel located in the Main Street Historic District. The applicable review standard for Conceptual Review is a determination of consistency with the City of Aspen Historic Preservation Design Guidelines. In considering whether the proposed development is consistent with the Guidelines, the following statement, which appears in the introduction of the Guidelines, must be taken into consideration: “… not every guideline will apply to each project, and some balancing of the guidelines must occur on a case-by-case basis. The HPC must determine that a significant number of the relevant guidelines have been adequately met in order to approve a project proposal.” Responses have been provided to each of the Guidelines to demonstrate the project’s compliance with “a significant number of the relevant guidelines”. 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. Response: The historic cabin is to remain in its current location. The location of the exterior walls of the existing addition are to remain in their current locations. 1.2 Preserve the system and character of historic streets, alleys, and ditches. When HPC input is requested, the following bullet points may be applicable. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. • Retain and preserve the simple character of historic ditches. Do not plant flowers or add landscape. • Abandoning or re-routing a street in a historic area is generally discouraged. • Consider the value of unpaved alleys in residential areas. • Opening a platted right of way which was abandoned or never graded may be encouraged on a case by case basis. Response: Alley to remain unpaved gravel. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. • Do not introduce new curb cuts on streets. • Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. P110 IV.C. 8 Response: All existing and new parking is accessed through the alley. No new curb cuts will be introduced. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light gray concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. Response: All existing and new parking is accessed through the alley. Alley and parking surface to remain unpaved gravel. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi- public walkway, to a semi private entry feature, to private spaces. Response: Access progresses from the public sidewalk to a semi-public walkway into the property, to the semi- private front porch, to the historic cabin. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light gray concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an Aspen Modern property. Response: The existing walkway to the cabin is currently a 5’-0” light gray concrete sidewalk leading directly to the front porch. This will remain unchanged. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. Response: Ample open space is provided in the front and side yards of the property. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least P111 IV.C. 9 a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. Response: The project team will work with City Engineering to determine project requirements. Demolition on this project totals 27%. Site coverage is 42% and Interior Remodel Scope totals 41%. The intent is that landscape and grading to remain unchanged. 1.9 Landscape development on Aspen Modern landmarks shall be addressed on a case by case basis. Response: See site plan for landscape design. Landscape design to be comparable with current site conditions. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. Response: No built in furnishings will interfere with the views of the historic structure. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. Response: Five large spruce trees on site are historically protected. Historic trees to remain and be protected during construction as directed by the City Forester. Refer to the site plan for historic tree locations. 1.12 Provide an appropriate context for historic structures. See diagram. P112 IV.C. 10 • Simplicity and restraint are required. Do not over plant a site, or install a landscape which is over textured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an Aspen Modern architectural style are encouraged. Response: Plantings to maintain simple arrangement on site similar to the current conditions. The stone patio adjacent to the addition on the south side of the property will be updated. Please refer to the site plan for further information. 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. Response: Only new low plantings will be provided in planter beds similar to the current layout. Please refer to the site plan for further information. 1.14 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on Aspen Modern properties is addressed on a case- by-case basis. • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. P113 IV.C. 11 • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape up lighting is not allowed. Response: No landscape lighting will be provided. 1.15 Preserve original fences. • Fences which are considered part of the historic significance of a site should not be moved, removed, or inappropriately altered. • Replace only those portions of a historic fence that are deteriorated beyond repair. • Replacement elements must match the existing. Response: The existing fence along Main Street will remain. 1.16 When possible, replicate a missing historic fence based on photographic evidence. Response: Not applicable. 1.17 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. Response: There is no fence in the front yard. The fence screening the property from Main St will remain. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. Response: Not applicable. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. P114 IV.C. 12 • For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. Response: Not applicable. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. • All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. Response: Not applicable. 1.21 Preserve original retaining walls • Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. • Painting or covering a historic masonry retaining wall or covering is not allowed. • Increasing the height of a retaining wall is inappropriate. Response: A concrete retaining wall exists along the south property line and a portion of the west property line. A stone retaining wall exists along a portion of the west property line on the adjacent property. Both retaining walls will remain as-is. Please refer to the site plan for further information. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. • All wall materials, including veneer and mortar, will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure. Response: Not applicable. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Response: Site grading to remain as-is. 1.24 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. P115 IV.C. 13 • The key features of the historic landscape and its overall design intent must be preserved. Response: The five historic trees will remain and be protected during construction. No other historically significant landscape features are present on site. Refer to the site plan for historic tree locations. 1.25 New development on these sites should respect the historic design of the landscape and its built features. • Do not add features that damage the integrity of the historic landscape. • Maintain the existing pattern of setbacks and siting of structures. • Maintain the historic relationship of the built landscape to natural features on the site. • All additions to these landscapes must be clearly identifiable as recent work. • New artwork must be subordinate to the designed landscape in terms of placement, height, material, and overall appearance. Place new art away from significant landscape features. • Avoid installing utility trenches in cultural landscapes if possible. Response: Not applicable. 1.26 Preserve the historic circulation system. • Minimize the impact of new vehicular circulation. • Minimize the visual impact of new parking. • Maintain the separation of pedestrian and vehicle which occurred historically. Response: All parking is accessed from the alley. 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed replace it with the same or similar species. • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. Response: Historic trees to be maintained and protected during construction. 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original Aspen Modern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. P116 IV.C. 14 Response: Materials of the historic log cabin are determined to be in good condition. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. Response: Finish materials of the cabin are original and in good condition. Roof to be restored to reflect the intent of the original materials. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For Aspen Modern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. Response: Not applicable. 2.4 Do not use synthetic materials as replacements for original building materials. • Original building materials such as wood siding and brick should not be replaced with synthetic materials. Response: Not applicable. 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. Response: Not applicable. 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. Response: Portions of the historic cabin’s log walls will be uncovered and exposed upon the renovation of the 1988 addition. Repair of the original, underlying material will be performed by an approved contractor. P117 IV.C. 15 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. Response: Not applicable. Historic windows are in good condition and will remain as-is. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. Response: Not applicable. Historic windows to remain as-is. 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. Response: Not applicable. Historic windows to remain as-is. 3.4 When replacing an original window, use materials that are the same as the original. Response: Not applicable. Historic windows to remain as-is. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. Response: Not applicable. Historic windows to remain as-is. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. • A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. • The historic profile on Aspen Modern properties is typically minimal. Response: Not applicable. Historic windows to remain as-is. 3.7 Adding new openings on a historic structure is generally not allowed. • Greater flexibility in installing new windows may be considered on rear or secondary walls. P118 IV.C. 16 • New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. • Preserve the historic ratio of window openings to solid wall on a façade. • Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. Response: Not applicable. No new windows in the historic structure. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. • Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. • If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. A storm window should not include muntins unless necessary for structure. Any muntin should be placed to match horizontal or vertical divisions of the historic window. Response: Not applicable. 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. Response: Not applicable. 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. Response: Not applicable. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. Response: Not applicable. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. P119 IV.C. 17 • A replica of the original, if evidence exists, is the preferred replacement. • A historic door or screen door from a similar building also may be considered. • Simple paneled doors were typical for Aspen Victorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. Response: Not applicable. 4.5 Adding new doors on a historic building is generally not allowed. • Place new doors in any proposed addition rather than altering the historic resource. • Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. • A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. • Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings on a character defining façade negatively affects the integrity of a structure. Response: Not applicable. 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. • Match the material, frame design, character, and color of the primary door. • Simple features that do not detract from the historic entry door are appropriate for a new storm door. • New storm or screen doors should be in character with the primary door. Response: Not applicable. 4.7 Preserve historic hardware. • When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. • On Aspen Victorian properties, conceal any modern elements such as entry key pads. Response: Not applicable. 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. • Expanding the size of a historic porch or balcony is inappropriate. Response: Not applicable. P120 IV.C. 18 5.2 Avoid removing or covering historic materials and details. • Removing an original balustrade, for example, is inappropriate. Response: Not applicable. 5.3 Enclosing a porch or balcony is not appropriate. • Reopening an enclosed porch or balcony is appropriate. Response: Not applicable. 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. • When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. Response: Not applicable. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, gray concrete, or wood are appropriate materials for steps. Response: Not applicable. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. Response: An ADA ramp was previously added to the historic cabin, obscuring a portion of the east elevation. This will be removed to restore the east elevation of the historic asset to its original condition. 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On Aspen Modern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. P121 IV.C. 19 Response: Existing materials to be preserved. All areas uncovered as a result of renovating the existing addition to be repaired using recognized preservation methods. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. Response: Not applicable. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. Response: Not applicable. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. Response: Not applicable. 6.5 Do not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. Response: Not applicable. 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. Response: Roof form to be preserved as-is. P122 IV.C. 20 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • Aspen Modern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. Response: Existing eave depths to remain as-is. 7.3 Minimize the visual impacts of skylights and other rooftop devices. • Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. Response: There are no skylights on the historic structure. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. Response: Not applicable. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. Response: Not applicable. 7.6 A new dormer should remain subordinate to the historic roof in scale and character. • A new dormer is not appropriate on a primary, character defining façade. • A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. • The mass and scale of a dormer addition must be subordinate to the scale of the historic building. • While dormers improve the livability of upper floor spaces where low plate heights exist, they also complicate the roof and may not be appropriate on very simple structures. • Dormers are not generally not permitted on Aspen Modern properties since they are not characteristic of these building styles. Response: Not applicable. No new dormers on the historic structure. 7.7 Preserve original roof materials. P123 IV.C. 21 • Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. Response: Not applicable. The original roofing material is not present on the historic asset. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. • Flashing should be in scale with the roof material. • Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-reflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. • A metal roof material should have a matte, non-reflective finish and match the original seaming. Response: Existing metal roof to be removed and roof replacement material to convey the scale, color, and texture similar to the original. 7.9 Avoid using conjectural features on a roof. • Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false impression of the building’s original appearance, and is inappropriate. Response: Not applicable. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. • Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. • The material used for the gutters should be in character with the style of the building. Response: Not applicable. 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. Response: Not applicable. P124 IV.C. 22 8.2 Preserve a historic secondary building as a detached structure. • Any proposal to attach a secondary structure is reviewed on a case-by-case basis. • The position and orientation of the structure should be maintained except when HPC finds that an alternative is the best preservation option. • Some Aspen Modern properties incorporated garages and carports into the architecture. This pattern should be maintained. Response: Not applicable. 8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping with its original character as a utilitarian structure. • Most secondary structures are basic rectangular solids, with simple finishes and no ornamentation. Response: Not applicable. 8.4 When adding on to a secondary structure, distinguish the addition as new construction and minimize removal of historic fabric. • Additions to a secondary structure must be smaller in footprint than the original building and lower in height. Maintaining the overall mass and scale is particularly important. • Do not alter the original roof form. • An addition must be inset from the corners of the wall to which it attaches. Response: Not applicable. 8.5 Preserve the original building materials, or match in kind when necessary. Response: Not applicable. 8.6 Preserve original door and window openings and minimize new openings. • If an original carriage door exists, and can be made to function for automobile use, this is preferred. Response: Not applicable. 8.7 If a new garage door is added, it must be compatible with the character of the historic structure. • The materials and detailing should be simple. Response: Not applicable. 8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged. P125 IV.C. 23 • The reuse of any secondary structure should be sensitive so that its character is not lost. Response: Not applicable. 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic Fabric. • This activity will require the same level of documentation, structural assessment, and posting of financial assurances as a building relocation. Response: Not applicable. 9.2 Proposals to relocate a building will be considered on a case-by-case basis • In general, on-site relocation has less of an impact on individual landmark structures than those in a historic district. • In a district, where numerous adjacent historic structures may exist, the way that buildings were placed on the site historically, and the open yards visible from the street are characteristics that should be respected in new development. • Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building relocation. • In some cases, the historic significance of the structure, the context of the site, the construction technique, and the architectural style may make on-site relocation too impactful to be appropriate. It must be demonstrated that on-site relocation is the best preservation alternative in order for approval to be granted. • If relocation would result in the need to reconstruct a substantial area of the original exterior surface of the building above grade, it is not an appropriate preservation option. Response: Not applicable. 9.3 Site a relocated structure in a position similar to its historic orientation. • It must face the same direction and have a relatively similar setback. In general, a forward movement, rather than a lateral movement is preferred. HPC will consider setback variations where appropriate. • A primary structure may not be moved to the rear of the parcel to accommodate a new building in front of it. • Be aware of potential restrictions against locating buildings too close to mature trees. Consult with the City Forester early in the design process. Do not relocate a building so that it becomes obscured by trees. Response: Not applicable. 9.4 Position a relocated structure at its historic elevation above grade. P126 IV.C. 24 • Raising the finished floor of the building slightly above its original elevation is acceptable if needed to address drainage issues. A substantial change in position relative to grade is inappropriate. • Avoid making design decisions that require code related alterations which could have been avoided. In particular, consider how the relationship to grade could result in non-historic guardrails, etc. Response: Not applicable. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. • On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. • Exposed concrete or painted metal flashing are generally appropriate. • Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. • New Aspen Modern foundations shall be handled on a case by case basis to ensure preservation of the design intent. Response: Not applicable. 9.6 Minimize the visual impact of light wells. • The size of any light well that faces a street should be minimized. • Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. • Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an Aspen Modern site. Response: The new stairwell to the lower level will be located along the east wall of the existing addition. It will meet the north side of the cabin, however, it does not interfere with any character defining features. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. P127 IV.C. 25 • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. Response: Not applicable. 9.8 Proposals to relocate a building to a new site are highly discouraged. • Permanently relocating a structure from where it was built to a new site is only allowed for special circumstances, where it is demonstrated to be the only preservation alternative. Response: Not applicable. 10.1 Preserve an older addition that has achieved historic significance in its own right. Response: Not applicable. The addition constructed in 1988 does not comply with the current guidelines and is not favorable for preservation. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. Response: The addition constructed in 1988 is not historically significant. The project proposes a renovation to the non-historic addition that will include interior alterations, revisions to the exterior materials and fenestration, and adjustments to the roof form of the addition. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. Response: The existing addition to the historic cabin is non-conforming to the current HPC guidelines. This project proposes to renovate the existing addition in such a way as to improve its compatibility with the historic structure in a variety of ways. The project proposes to introduce separations between the historic cabin and addition to the extent possible given the current site constraints. This is accomplished by introducing a glass P128 IV.C. 26 linking element on the east façade and a channel separation on the south façade. The project proposes to highlight the historic cabin as the primary building on the site by applying a monochromatic color palette to the existing addition in order to recede it to the background. Modern detailing of the new materials on the existing addition will also further distinguish it from the historic asset. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: • The proposed addition is all one story. • The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource. • The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource. • The interior of the resource is fully utilized, containing the same number of usable floors as existed historically. • The project is on a large lot, allowing the addition to have a significant setback from the street. • There are no variance requests in the application other than those related to historic conditions that aren’t being changed. • The project is proposed as part of a voluntary Aspen Modern designation, or • The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response: The historic cabin is currently and will continue to be the focal point of the property. The entrance to the home will be maintained through the original front porch and front door of the cabin. The footprint of the existing addition is to remain as-is. 10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one story tall, directly behind that resource, unless completely detached above grade by a distance of at least 10 feet HPC may consider exceptions to this policy if two or more of the following are met: • The connector element that links the new and old construction is a breezeway or transparent corridor, well recessed from the street facing side(s) of the historic resource and the area of two story construction that appears directly behind the one story historic resource is minimal • The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource P129 IV.C. 27 • The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource • The interior of the resource is fully utilized, containing the same number of usable floors as existed historically • There are no variance requests in the application other than those related to historic conditions that aren’t being changed • The project is proposed as part of a voluntary Aspen Modern designation, or • The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response: The footprint of the existing addition is to remain as-is. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. Response: The new materials, new fenestration, and modified roof massing proposed bring the style and detailing of the existing addition to the current time and further distinguish it from the historic cabin. While the footprint of the existing addition will remain the same, a translucent glass setback in the east façade between the historic cabin and addition will be introduce to help distinguish between the two forms. 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. • Some roof lines and porch eaves on historic buildings may align at approximately the same height. An addition cannot be placed in a location where these relationships would be altered or obscured. Response: Not applicable. 10.8 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. P130 IV.C. 28 Response: The footprint of the existing addition is to remain as-is. The design new proposed roof of the existing addition attempts to further distinguish the addition from this historic asset by creating a simpler form of a modern aesthetic. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. Response: The footprint of the existing addition is to remain as-is. The addition in its current state is non- conforming. The proposed changes to the exterior materials and roof form attempt to bring it closer to what would be considered compliance with today’s guidelines. A translucent glass connector is being introduced on the east façade between the cabin and the existing addition. A separating channel is being introduced on the south façade to distinguish between the cabin and the existing addition. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Response: The existing footprint of the addition is to remain as-is. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. P131 IV.C. 29 Response: The new proposed massing of the roof attempts to simplify the aesthetic of the addition as a modern form and differentiate it from the historic cabin. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eave lines must be avoided. Response: The roof material of the historic resource will be restored to reflect the intent of the original materials. A portion of the north façade of the log cabin will be exposed when the translucent glass linking piece it introduced. This will be set back from where the addition currently meets the log cabin. On the interior a portion of the historic log wall is covered in drywall. This will be exposed and restored during the interior renovation. 10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the historic building. Response: Not applicable. 10.14 Set a rooftop addition back from the street facing façades to preserve the original profile of the historic resource. • Set the addition back from street facing façades a distance approximately equal to its height. Response: Not applicable. 10.15 The roof form of a rooftop addition must be in character with the historic building. Response: Not applicable. 11.1 Orient the new building to the street. • Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern. • Aspen Modern alignments shall be handled case by case. • Generally, do not set the new structure forward of the historic resource. Alignment of their front setbacks is preferred. An exception may be made on a corner lot or where a recessed siting for the new structure is a better preservation outcome. Response: Not applicable. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. • The front porch shall be functional, and used as the means of access to the front door. • A new porch must be similar in size and shape to those seen traditionally. Response: Not applicable. P132 IV.C. 30 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reflect the heights and proportions that characterize the historic resource. Response: Not applicable. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. Response: Not applicable. 11.5 The intent of the historic landmark lot split is to remove most of the development potential from the historic resource and place it in the new structure(s). • This should be kept in mind when determining how floor area will be allocated between structures proposed as part of a lot split. Response: Not applicable. 11.6 Design a new structure to be recognized as a product of its time. • Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • When choosing to relate to building form, use forms that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale. • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. Response: Not applicable. 11.7 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Overall, details shall be modest in character. Response: Not applicable. P133 IV.C. 31 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. • All new construction must comply completely with the International Building Code (IBC) for accessibility. Special provisions for historic buildings exist in the law that allow some flexibility when designing solutions which meet accessibility standards. Response: The property will follow requirements as set out in the 2015 International Residential Code. 12.2 Original light fixtures must be maintained. When there is evidence as to the appearance of original fixtures that are no longer present, a replication is appropriate. Response: Exterior lighting fixtures are present on the historic cabin. The project team will work with HPC to determine if the fixtures convey the original design intent of the historic cabin. 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and Aspen Modern properties, recessed lights and concealed lights are often most appropriate. Response: The project team will work with HPC to determine if the fixtures present on the historic cabin convey the original design intent. A discreet wall sconce with downward indirect lighting will replace the existing light fixtures at the patio on the south façade of the addition as well as the garage doors on the north façade of the addtion. Refer to Appendix E for fixture selection. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. P134 IV.C. 32 • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Response: Mechanical equipment will be concealed within the basement. Utility connections and service boxes will remain in their current location along the alley. 12.5 Awnings must be functional. • An awning must project at least 3 feet, and not more than 5 feet from the building façade. • An awning may only be installed at a door or window and must fit within the limits of the door or window opening. • Awnings are inappropriate on Aspen Modern properties unless historic evidence shows otherwise. Response: Not applicable. 12.6 Signs should not obscure or damage historic building fabric. • Where possible, install a free standing sign that is appropriate in height and width. Consolidate signage for multiple businesses. • Mount signs so that the attachment point can be easily repaired when the sign is replaced. Do not mount signage directly into historic masonry. • Blade signs or hanging signs are generally preferred to wall mounted signs because the number of attachment points may be less. • Signs should be constructed of wood or metal. • Pictographic signs are encouraged because they add visual interest to the street. Response: Existing sign to remain. Refer to Appendix D for existing signage location. 12.7 Sign lighting must be subtle and concealed. • Pin mounted letters with halo lighting will not be approved on Aspen Victorian buildings. • The size of a fixture used to light a sign must be minimized. The light must be directed towards the sign. If possible, integrate the lights into the sign bracket. Response: Not applicable. 12.8 Locate signs to be subordinate to the building design. • Signs should be located on the first floor of buildings, primarily. • Signs should not obscure historic building details. Response: Existing sign to remain. Refer to Appendix D for existing signage location. P135 IV.C. 33 12.9 Preserve historic signs. Response: Not applicable. P136 IV.C. 34 VII. Residential Design Standards The City’s Residential Design Standards, as defined in Section 26.410 of the Land Use Code, apply to the property located at 300 W. Main. These Design Standards intend to promote a strong connection between residences and streets; ensure buildings provide articulation to break up bulk and mass; and preserve historic neighborhood scale and character. Responses have been provided to each of the Design Standards to demonstrate the project’s intent to promote a sense of neighborhood and contribute to the pedestrian experience of Aspen. Non-flexible standards are highlighted in bold. Location and Massing: 1. Articulation of Building Mass (Non-flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots outside of the Aspen Infill Area. b) Intent. This standard seeks to reduce the overall perceived mass and bulk of buildings on a property as viewed from all sides. Designs should promote light and air access between adjacent properties. Designs should articulate building walls by utilizing multiple forms to break up large expansive wall planes. Buildings should include massing and articulation that convey forms that are similar in massing to historic Aspen residential buildings. This standard is critical in the Infill Area where small lots, small side and front setbacks, alleys and historic Aspen building forms are prevalent. Designs should change the plane of a building’s sidewall, step a primary building’s height down to one-story in the rear portion or limit the overall depth of the structure. c) Standard. A principal building shall articulate building mass to reduce bulk and mass and create building forms that are similar in scale to those seen in historic Aspen residential buildings. d) Options. Fulfilling at least one of the following options shall satisfy this standard: (1) Maximum Sidewall Depth. A principal building shall be no greater than fifty (50) feet in depth, as measured from the front-most wall of the front façade to the rear wall. An accessory building that is completely separated from the main building is permitted. Garages, sheds and accessory dwelling units are examples of appropriate uses for an accessory building. (2) Off-set with One-Story Ground Level Connector. A principal building shall provide a portion of its mass as a subordinate one-story, ground floor connecting element. The connecting element shall be at least ten (10) feet in length and shall be setback at least an additional five (5) feet from the sidewall on both sides of the building. The connecting element shall occur at a maximum of forty-five (45) feet in depth, as measured from the front-most wall of the front façade to the rear wall. Accessible outdoor space over the connecting element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a connecting element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. (3) Increased Side Setbacks at Rear and Step Down. A principal building shall provide increased side setbacks at the rear of the building. If the principal building is two stories, it shall step down to one story in the rear. The increased side setbacks and one story step down shall occur at a P137 IV.C. 35 maximum of forty-five (45) feet, as measured from the front-most wall toward the rear wall. The increased side setbacks shall be at least five (5) feet greater than the side setbacks at the front of the building. Response: As this is a corner lot, the south and west facades are considered the side yards. The measurement from the front most wall of the log cabin along 2nd Street to the west façade of the existing addition is 55’-4”. The measurement of the front most wall of the log cabin along Main Street to the north façade of the existing addition is 59’-10”. Exterior walls of the existing addition are not being relocated. While both of these measurements are over 50’-0”, there is a change in plane in both of the sidewall facades between the addition and the historic cabin that breaks up the massing. Each of the sidewalls also transition from one story to two stories, further breaking up the massing. We feel the proposal meets the intent of the standard to the best of its ability considering the massing of the existing addition. 2. Building Orientation (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to establish a relationship between buildings and streets to create an engaging streetscape and discourage the isolation of homes from the surrounding neighborhood. The placement of buildings should seek to frame street edges physically or visually. Buildings should be oriented in a manner such that they are a component of the streetscape, which consists of the street itself and the buildings that surround it. Building orientation should provide a sense of interest and promote interaction between buildings and passersby. Building orientation is important in all areas of the city, but is particularly important in the Infill Area where there is a strong pattern of buildings that are parallel to the street. Designs should prioritize the visibility of the front façade from the street by designing the majority of the front façade to be parallel to the street or prominently visible from the street. Front facades, porches, driveways, windows, and doors can all be designed to have a strong and direct relationship to the street. c) Standard. The front façade of a building shall be oriented to face the street on which it is located. d) Options. Fulfilling one of the following options shall satisfy this standard: (1) Strong Orientation Requirement. The front façade of a building shall be parallel to the street. On a corner lot, both street-facing façades of a building shall be parallel to each street. (2) Moderate Orientation Requirement. The front façade of a building shall face the street. On a corner lot, one street-facing façade shall face each intersecting street. Response: This is a corner lot and both street facing facades are parallel to each street. Option 1 is satisfied. 3. Build-to Requirement (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of 25 feet or greater. (2) Lots that are curvilinear. P138 IV.C. 36 (3) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to establish a consistent physical pattern of front façades close to and parallel to streets in order to frame the street. The placement of buildings should respond to the street by framing street edges physically. Buildings should be located to provide a strong physical presence and integration within the streetscape, which consists of the street itself and the buildings that surround it. This standard is most important in the Infill Area where a strong pattern of smaller front setbacks and consistent building orientation exists. Designs should maximize the amount of the front façade that is close to the street while still providing articulation and expressing a human scale. Porches, front façade walls, rooflines and other elements can all contribute to framing the street. c) Standard. At least sixty percent (60%) of the front façade of a principal building shall be within five (5) feet of the minimum front yard setback line. On a corner lot, this standard shall be met on at least one (1) of the two intersecting streets. A front porch may be used to meet this requirement. Response: This is historic property and the siting of the historic log cabin, while non-conforming to this standard, is to remain. 4. One-story Element (Flexible a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to establish human scale building features as perceived from the street and express lower and upper floors on front façades to reduce perceived mass. Designs should utilize street-facing architectural elements, such as porches, that imitate those of historic Aspen residential buildings. Buildings should provide visual evidence or demarcation of the stories of a building to relate to pedestrians. This standard is important in all areas of the city. Front porches or portions of the front-most wall of the front façade should clearly express a one-story scale as perceived from the street. Changes in material or color can also be incorporated into these elements to help to strengthen the establishment of a one-story scale. c) Standard. A principal building shall incorporate a one-story element on the front façade. Duplexes in a side-by-side configuration are required to have a one-story element per dwelling unit. d) Options. (1) Projecting One-Story Element. The front façade of the principal building shall have a one- story street-facing element that projects at least six (6) feet from the front façade and has a width equivalent to at least twenty percent (20%) of the building's (or unit’s) overall width. This one story element may be enclosed living space or a front porch that is open on three sides. This one story element shall be a minimum of 50 square feet in area. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front façade shall not be precluded. (2) Loggia. The front façade of the principal building shall have an open loggia that is recessed at least six (6) feet but no more than ten (10) feet from the front façade, and has a width P139 IV.C. 37 equivalent to at least twenty percent (20%) of the building’s (or unit’s) overall width. The loggia shall be open on at least two (2) sides and face the street. This one story element shall be a minimum of 50 square feet in area. (3) One-Story Stepdown. The principal building shall include a one-story component on one side of the building that remains one story from the front façade to the rear wall. The width of the one-story portion shall be a minimum of twenty percent (20%) of the building’s (or unit’s) overall width. The onestory portion may be fully enclosed and used as living area. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front façade shall not be precluded. Response: The historic log cabin establishes a human scale to the street as a one story structure with a one story porch projecting 8’-8” from the front façade. The two-story portion of the addition that faces the street is stepped back from the front façade of the cabin, highlighting the cabin as the primary element on the site. Garages: 1. Garage Access (Non-flexible). a) Applicability. This standard is required for all lots that have vehicular access from an alley or private street. b) Intent. This standard seeks to minimize potential conflicts between pedestrians and vehicles by concentrating parking along alleys and away from the street where pedestrian activity is highest. This standard also seeks to minimize the visibility of opaque and unarticulated garage doors from streets by placing them in alleys wherever possible. Properties with alleys shall utilize the alley as an opportunity to place the garage in a location that is subordinate to the principal building, further highlighting the primary building from the street. This standard is important for any property where an alley is available, which is most common in the Infill Area. c) Standard. A lot that has access from an alley or private street shall be required to access parking, garages and carports from the alley or private street. Where alley access is available, no parking or vehicular access shall be allowed forward of the front façade. Response: The access for both the garage and site gravel parking spaces is provided from the alley. 2. Garage Placement (Flexible). a) Applicability. This standard is required for all lots that do not have vehicular access from an alley or private street. Response: Not applicable. The garage and parking access is provided through the alley. 3. Garage Dimensions (Flexible). a) Applicability. This standard applies to all residential development in the city that is subject to the Residential Design Standards. P140 IV.C. 38 b) Intent. This standard seeks to minimize the presence of wide garages as perceived from streets and ensure that garages are subordinate to the principal building. Designs should promote an active streetscape that is not dominated by wide expanses of garage doors. Garage doors should either be hidden from public view or their width minimized. This standard is important in all areas of the city. c) Standards. The width of the living area on the first floor of a street-facing façade on which a garage is located shall be at least five (5) feet greater than the width of the garage or carport. The total width of all vehicular entrance(s) to garage(s) or carport(s) that are visible from the street, whether on the same plane or offset from one another, shall not exceed twenty-four (24) feet. Response: The width of the living room on the street facing façade is 23’-0”. The width of the garage along 2nd Street is 18’-0”. While these dimensions meet the intent of the standard as described above, it will be improved further through the introduction of a recessed glass connector to the cabin which will reduce the perceived width of the garage to 14’-2”. The garage doors face the alley and the total width of the garage door is 17’-0”. 4. Garage Door Design (Flexible). a) Applicability. This standard applies to all residential development in the city that is subject to the Residential Design Standards. b) Intent. This standard seeks to promote a streetscape that maximizes visual interest by minimizing unarticulated expanses of garage doors. Garage doors that utilize increased articulation, changes in façade depth and profile of materials, windows and other features to break up the garage door should be prioritized. This standard is critical for any property where garage doors are visible from the street. c) Standard. A garage door that is visible from a street or alley shall utilize an articulation technique to break up its façade. d) Options. Fulfilling one of the following options shall satisfy this standard: (1) Two Separate Doors. A two-car garage door shall be constructed as two separate doors. (2) Appearance of Two Separate Doors. A two-car garage door shall be constructed with one door that is designed to appear as two separate doors by incorporating a vertical separating element that is at least one (1) foot in width. Response: The garage doors will be constructed as one door with a 1 foot separating element in the middle such that they appear to be two separate doors. Entry Features: 1. Entry Connection (Non-flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to promote visual and physical connections between buildings and the street. Buildings should use architectural and site planning features to establish a connection between these two elements. Buildings shall not use features that create barriers or hide the entry features of the house such as fences, hedgerows or walls. Buildings and site planning features should establish a sense P141 IV.C. 39 that one can directly enter a building from the street through the use of pathways, front porches, front doors that face the street and other similar methods. This standard is critical in all areas of the city. c) Standard. A building shall provide a visual and/or physical connection between a primary entry and the street. On a corner lot, an entry connection shall be provided to at least one (1) of the two intersecting streets. Duplexes in a side-by-side configuration shall have one (1) entry connection per dwelling unit. d) Options. Fulfilling at least one of the following options shall satisfy this standard: (1) Street Oriented Entrance. At least one (1) entry door shall be provided on the front façade of the principal building. The entry door shall face the street and shall not be set back more than ten (10) feet from the front-most wall of the front façade of the principal building. Fencing, hedgerows, walls or other permitted structures shall not obstruct visibility to the door. (2) Open Front Porch. The front façade of the principal building shall have a front porch that is open on at least two (2) sides, a minimum of 50 square feet, face the street, and have a demarcated pathway that connects the street to the front porch. The front porch shall contain the primary entrance to the building. Fencing, hedgerows, walls or other permitted structures shall not obstruct visibility to the porch or the demarcated pathway. Response: Criteria for options 1 and 2 listed above are both satisfied. This is a corner lot and the entry door is located along 2nd Street. The entry door faces the street as is located in the front-most wall of the front façade. The entry door is visible from the street. There is also a front porch that is approximately 90 sf in size which faces the street and is open on three sides. A demarcated pathway provides a connection from the sidewalk to the front porch. 2. Door Height (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to retain historic architectural character by ensuring modestly scaled doors that are not out of scale when compared to historic Aspen residential buildings. Large, oversized doors should be avoided so as not to overwhelm front façades and distort the sense of human scale as perceived from the street. This standard is important in all areas of the city. c) Standard. All doors facing a street shall not be taller than eight (8) feet. A small transom window above a door shall not be considered a part of the door for the purpose of this standard. Response: The entry door is historic and will not change. The door is 7’-0” in height. 3. Entry Porch Height (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard promotes porches that are built at a one-story human-scale that are compatible with historic Aspen residential buildings. This standard prevents porches that are out of scale with the street and traditional porches seen in the surrounding neighborhood. Porch designs should reinforce the one-story scale and help reduce perceived mass as viewed from the street. This standard is critical for buildings in the Infill Area. P142 IV.C. 40 c) Standard. An entry porch or canopy on the front façade of a principal building shall not be more than one-story in height as defined by this chapter. Response: The entry porch is historic. It is one story in height. Fenestration and Materials: 1. Principal Window (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to prevent large expanses of blank walls on the front façades of principal buildings. A building should incorporate a significant sense of transparency on the front façade. Designs should include prominent windows or groups of windows on the front façade to help promote connection between the residence and street. This standard is important in all areas of the city. c) Standard. A principal building shall have at least one (1) street-facing principal window or grouping of smaller windows acting as a principal window on the front facade. Duplexes in a side-by-side configuration shall have one (1) principal window per dwelling unit. d) Options. Fulfilling at least one of the following options shall satisfy this standard: (1) Street-Facing Principal Window. The front façade shall have at least one (1) window with dimensions of four (4) feet by four (4) feet or greater. (2) Window Group. The front façade shall have at least one (1) group of windows that when measured as a group has dimensions of four (4) feet by four (4) feet or greater. Response: Both the historic cabin and the addition contain street-facing principal windows. The historic windows in the cabin measure 4’-0”w x 4’-6”h. The principal window of the addition have the same dimensions. 2. Window Placement (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to preserve the historic architectural character of Aspen by preventing large expanses of vertical glass windows that dominate street-facing façades. Overly tall expanses of glass on a street-facing façade do not relate well to human scale. Designs should utilize windows that provide a sense of demarcation between stories and pedestrian scale. Where an upper story window is located directly above a lower story window, a gap with no window should be provided between them that is easily recognizable from the street and clearly differentiates lower and upper stories. This standard is important in all areas of the city. c) Standard. A street-facing window on a building shall not vertically span more than one story as defined by this chapter. Response: Refer to Section V of this document for a Variation Request. 3. Non-orthogonal Window Limit (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots outside of the Aspen Infill Area. P143 IV.C. 41 (2) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to encourage rectilinear window shapes seen in Aspen’s historic residential architecture and discourages the proliferation or overuse of round or diagonal oriented windows. Designs should minimize the use of non-orthogonal windows that face the street in order to help preserve the historic character of Aspen. This standard is critical in the Infill Area where many of Aspen’s historic residential buildings are located. c) Standard. A building shall have no more than one (1) non-orthogonal window on each façade of the building that faces the street. A single non-orthogonal window in a gable end may be divided with mullions and still be considered one (1) non-orthogonal window. Response: One non-orthogonal window is located in a gable end on the south façade. All other windows are orthogonal. 4. Light well/Stairwell Location (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to minimize negative visual impacts to the street and discourage visual and physical disconnection between buildings and streets. Building designs should avoid placing light wells, areaways, skylights, and stairwells between primary buildings and streets. These features should be located away from the front of buildings. Designs should locate these elements at the sides or rear of a principal building. This standard is most important in all areas of the city with smaller setbacks. c) Standard. A light well, areaway, skylight or stairwell shall not be located between the front-most wall of a street-facing façade and any street. Response: The stairwell from the lower level to grade is along the east façade of the existing addition. While this places the stairwell along the street side of the building, it is located along a wall that is set back from the front- most wall of the façade. 5. Materials (Flexible). a) Applicability. This standard applies to all residential development in the city that is subject to the Residential Design Standards. b) Intent. This standard seeks to reinforce historic architectural character by preventing the use of materials on single-family and duplex buildings that is in sharp contrast with use of materials seen in historic Aspen residential buildings. Buildings should use materials consistently on all sides of a building instead of simply applying a material on one façade of a building. Buildings should seek to use heavier materials, such as brick or stone, as a base for lighter materials, such as wood or stucco. Buildings should use materials that are similar in profile, texture and durability to those seen in historic residential buildings in the city. This standard is important in all areas of the city. c) Standards. The quality of the exterior materials and their application shall be consistent on all sides of the single-family or duplex building. Materials shall be used in ways that are true to their characteristics. For instance, stucco, which is a light or nonbearing material, shall not be used below a heavy material, such as stone. Response: The new exterior skin of the addition consists of materials that consistently wrap all elevations. The charred wood and the ribbed metal siding are applied in ways true to their characteristics. P144 IV.C. 42 VIII. Conclusion In summary, the applicant has submitted all of the materials requested during the pre-application conference, has responded to the applicable portions of the appropriate Standards and Guidelines, and has demonstrated the compliance of the proposed development with said standards. The applicant will respond in a timely manner to requests by any reviewing agency for additional information or clarification of any of the statements made herein. P145 IV.C. DN FLOOR AREA GARAGE AREA FAR TABULATION_______________________________________________________ __ OVERHANGS OVER 8'-0" DECKS ABOVE 30" EXEMPT EXPOSED WALL BELOW GRADE 1478 SF LOWER LEVEL FLOOR AREA 402 SF GARAGE 2384 SF MAIN LEVEL FLOOR AREA 321 SF PATIO - EXEMPT 95 SF FRONT PORCH - EXEMPT 1305 SF UPPER LEVEL FLOOR AREA 36 SF STAIR - EXEMPT 60 SF EXTERIOR BALCONY CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTSC 610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557 cunniffe.com SHEET NO. JOB NO.3/16/2018 4:09:10 PMA0.2 1703 FLOOR AREA CALCULATIONS - EXISTINGANNABELLE CABIN300 WEST MAINASPEN, COISSUE: DATE: HPC REVIEW 03/16/18 FLOOR AREA RATIO CALCULATIONS - RESIDENTIAL USE LOWER LEVEL MAIN LEVEL GARAGE 0 SF 2384 SF 76 SF BELOW GRADE FLOOR AREA CALCULATIONS LOWER LEVEL FLOOR AREA TOTAL WALL AREA % TOTAL WALL AREA EXPOSED 1478 SF 1645 SF 0% LOWER LEVEL APPLIED TO FAR 0 SF 189'-9" x 8'-8" HEIGHT = 1645 SF EXPOSED WALL AREA 0 SF GARAGE AREA CALCULATIONS - RESIDENTIAL USE GARAGE AREA 'FREE' AREA 402 SF 250 SF GARAGE APPLIED TO FAR 76 SF UPPER LEVEL 1305 SF TOTAL FAR 3765 SF DECKS ABOVE 30" - RESIDENTIAL USE UPPER LEVEL ALLOWABLE FLOOR AREA (R-6) 60 SF 3660 SF % RATIO OF DECK TO ALLOWABLE FLOOR AREA 2% DECK AREA CONTRIBUTING TO FAR 0 SF AREA CALCULATED @ 50%152 SF AREA CALCULATED @ 50%152*0.5= 76 SF 1/8" = 1'-0"1 LOWER LEVEL FLOOR PLAN 1/8" = 1'-0"2 MAIN LEVEL_FAR EXISTING 1/8" = 1'-0"3 UPPER LEVEL_FAR EXISTING ALLOWABLE DECK AREA 0.02*3660 = 73.2 SF 17'-7"+34'-6"+21'-9"+21'-0"+52'-2"+42'-9" = 189'-9" LOWER LEVEL PERIMETER P146IV.C. UPUP FLOOR AREA GARAGE AREA FAR TABULATION_______________________________________________________ __ OVERHANGS OVER 8'-0" DECKS ABOVE 30" EXEMPT EXPOSED WALL BELOW GRADE 1465 SF LOWER LEVEL FLOOR AREA 8'-8"90 SF 17'-7"8'-8"34'-6" 299 SF 21'-0"8'-8"182 SF 21'-9"8'-8"189 SF 52'-2"8'-8"452 SF8'-8"371 SF 42'-9" 447 SF GARAGE 2326 SF MAIN LEVEL FLOOR AREA 95 SF FRONT PORCH - EXEMPT 324 SF PATIO - EXEMPT 1274 SF UPPER LEVEL FLOOR AREA 55 SF STAIR - EXEMPT CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTSC 610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557 cunniffe.com SHEET NO. JOB NO.3/16/2018 4:09:11 PMA0.3 1703 FLOOR AREA CALCULATIONS - PROPOSEDANNABELLE CABIN300 WEST MAINASPEN, COISSUE: DATE: HPC REVIEW 03/16/18 1/8" = 1'-0"1 LOWER LEVEL FLOOR PLANEAST WALLS SOUTH WALLS WEST WALL NORTH WALL 1/8" = 1'-0"2 MAIN LEVEL FLOOR PLAN FLOOR AREA RATIO CALCULATIONS - RESIDENTIAL USE LOWER LEVEL MAIN LEVEL GARAGE 81 SF 2326 SF 99 SF BELOW GRADE FLOOR AREA CALCULATIONS LOWER LEVEL FLOOR AREA TOTAL WALL AREA % TOTAL WALL AREA EXPOSED 90 SF/1645 SF = 0.055 1465 SF 1645 SF 5.5% LOWER LEVEL APPLIED TO FAR 0.055 * 1465 = 81 sf 81 SF 189'-9" x 8'-8" HEIGHT = 1645 SF EXPOSED WALL AREA 90 SF GARAGE AREA CALCULATIONS - RESIDENTIAL USE GARAGE AREA 'FREE' AREA 447 SF 250 SF GARAGE APPLIED TO FAR 99 SF UPPER LEVEL 1274 SF TOTAL PROPOSED FAR 3780 SF AREA CALCULATED @ 50%197 SF AREA CALCULATED @ 50%152*0.5= 99 SF 17'-7"+34'-6"+21'-9"+21'-0"+52'-2"+42'-9" = 189'-9" LOWER LEVEL PERIMETER 1/8" = 1'-0"3 UPPER LEVEL FLOOR PLAN TOTAL EXISTING FAR 3765 SF ADDITIONAL FAR 15 SF P147IV.C. C:\General CADD 12\Gxd\34156B.gxd -- 08/03/2017 -- 09:35 AM -- Scale 1 : 120.000000P148 IV.C. HISTORIC CABIN 101'-4" T.O. PLY MAIN LEVEL 100'-0" T.O. PLY UPPER LEVEL 109'-2"PROPERTY LINEPROPERTY LINE01 02 03 04 05 06 08 07 09 10 T.O. PLATE 117'-6"1'-4" 7'-10" 8'-4"17'-6"3'-6"11 13 15 HISTORIC CABIN 101'-4" T.O. PLY MAIN LEVEL 100'-0" T.O. PLY UPPER LEVEL 109'-2"PROPERTY LINEPROPERTY LINE01 02 03 04 07 05 08 01 10 T.O. PLATE 117'-6"8'-4"7'-10"1'-4"17'-6"3'-6"05 11 13 11 14 03 CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTSC 610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557 cunniffe.com SHEET NO. JOB NO.3/16/2018 10:29:26 AMA3.1 1703 EXTERIOR ELEVATIONSANNABELLE CABIN300 WEST MAINASPEN, CO 1/4" = 1'-0"1 EAST ELEVATION ISSUE: DATE: HPC REVIEW 03/16/18 SHEET NOTES - BUILDING ELEVATION 01 FIRE TREATED CEDAR SHINGLE ROOF. NEW ROOF OF CABIN TO CONVEY SCALE, COLOR, & TEXTURE OF THE ORIGINAL 02 EXISTING LOG WALLS OF HISTORIC CABIN TO REMAIN 03 NEW STANDING SEAM METAL ROOF 04 CHARRED WOOD SIDING 05 NEW METAL CLAD WINDOWS AND DOORS 06 FRAMELESS GLASS GUARDRAIL 07 METAL SIDING 08 EXISTING WINDOWS IN HISTORIC CABIN TO REMAIN 09 WINDOW WALL W/TRANSLUCENT AND CLEAR GLASS 10 EXISTING STONE CHIMNEY TO REMAIN 11 PAINTED ALUMINUM CHANNEL 13 LOCATION AND HEIGHT OF EXISTING ROOF PITCH 14 NEW LIGHT FIXTURE TO REPLACE EXISTING 15 EXISTING LIGHT FIXTURE TO REMAIN 2 4 8 1/4" = 1'-0"2 SOUTH ELEVATION 2 4 8P149 IV.C. HISTORIC CABIN 101'-4" T.O. PLY MAIN LEVEL 100'-0" T.O. PLY UPPER LEVEL 109'-2"PROPERTY LINEPROPERTY LINE02 03 04 07 05 01 10 T.O. PLATE 117'-6"1'-4" 7'-10" 8'-4"17'-6"3'-6"04 05 05 11 13 11 HISTORIC CABIN 101'-4" T.O. PLY MAIN LEVEL 100'-0" T.O. PLY UPPER LEVEL 109'-2"PROPERTY LINEPROPERTY LINE02 03 05 04 06 08 01 T.O. PLATE 117'-6"1'-4" 7'-10" 8'-4"17'-6"3'-6"05 11 13 07 14 CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTSC 610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557 cunniffe.com SHEET NO. JOB NO.3/16/2018 10:29:27 AMA3.2 1703 EXTERIOR ELEVATIONSANNABELLE CABIN300 WEST MAINASPEN, COISSUE: DATE: HPC REVIEW 03/16/18 SHEET NOTES - BUILDING ELEVATION 01 FIRE TREATED CEDAR SHINGLE ROOF. NEW ROOF OF CABIN TO CONVEY SCALE, COLOR, & TEXTURE OF THE ORIGINAL 02 EXISTING LOG WALLS OF HISTORIC CABIN TO REMAIN 03 NEW STANDING SEAM METAL ROOF 04 CHARRED WOOD SIDING 05 NEW METAL CLAD WINDOWS AND DOORS 06 FRAMELESS GLASS GUARDRAIL 07 METAL SIDING 08 EXISTING WINDOWS IN HISTORIC CABIN TO REMAIN 09 WINDOW WALL W/TRANSLUCENT AND CLEAR GLASS 10 EXISTING STONE CHIMNEY TO REMAIN 11 PAINTED ALUMINUM CHANNEL 13 LOCATION AND HEIGHT OF EXISTING ROOF PITCH 14 NEW LIGHT FIXTURE TO REPLACE EXISTING 15 EXISTING LIGHT FIXTURE TO REMAIN 1/4" = 1'-0"1 WEST ELEVATION 2 4 8 1/4" = 1'-0"2 NORTH ELEVATION 2 4 8P150 IV.C. A3.1 2 A A C C 2 2 3 3 B B 4 4 D D 1 1 12'-9" 6'-5"23'-7"3'-8"13'-10"7'-9"30'-7"MECHANICAL POWDER ROOM REC ROOM BUNK ROOM UP LAUNDRY E E EL. = 90'-3" T.O. SLAB UP 52'-2"46'-5" EXISTING WALL TO REMAIN NEW WALL EXISTING LOG WALL WALL TYPES LOG WALL INFILL NEW CONCRETE WALL CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTSC 610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557 cunniffe.com SHEET NO. JOB NO.3/15/2018 12:20:32 PMA2.1 1703 LOWER LEVEL FLOOR PLANANNABELLE CABIN300 WEST MAINASPEN, CO 1/4" = 1'-0"1 LOWER LEVEL FLOOR PLAN ISSUE: DATE: HPC REVIEW 03/16/18 2 4 8P151 IV.C. EXISTING WALL TO REMAIN NEW WALL EXISTING LOG WALL WALL TYPES LOG WALL INFILL NEW CONCRETE WALL A3.1 2 A3.11 A3.2 A3.2 2 1 A A C C 2 2 3 3 B B 4 4 D D 1 1 GARAGE BEDROOM LIVINGDENDINING KITCHEN BEDROOM MUD ROOM DN UP POWDER ROOM DN DN PANTRY PORCH UP EXTERIOR PATIO PLANTERPLANTER 12'-9" 6'-5"23'-7"3'-8"13'-10"7'-9"30'-7"EL. = 101'-4"EL. = 100'-0" T.O. PLY MAIN LEVEL T.O. PLY HISTORIC CABIN 16'-0" 6'-0" E E 52'-2"46'-5" CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTSC 610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557 cunniffe.com SHEET NO. JOB NO.3/16/2018 10:17:13 AMA2.2 1703 MAIN LEVEL FLOOR PLANANNABELLE CABIN300 WEST MAINASPEN, COISSUE: DATE: HPC REVIEW 03/16/18 1/4" = 1'-0"1 MAIN LEVEL FLOOR PLAN 2 4 8P152 IV.C. EXISTING WALL TO REMAIN NEW WALL EXISTING LOG WALL WALL TYPES LOG WALL INFILL NEW CONCRETE WALL A3.1 2 A3.11 A3.2 A3.2 2 1 A A C C 2 2 3 3 B B 4 4 D D 1 1 DN BEDROOM BEDROOM BEDROOM BEDROOM CLOSET (REDUCED HEAD HEIGHT) 12'-9" 6'-5"23'-7"3'-8" E E 46'-5"13'-10"7'-9"30'-7"52'-2"CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTSC 610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557 cunniffe.com SHEET NO. JOB NO.3/15/2018 12:20:33 PMA2.3 1703 UPPER LEVEL FLOOR PLANANNABELLE CABIN300 WEST MAINASPEN, COISSUE: DATE: HPC REVIEW 03/16/18 1/4" = 1'-0"1 UPPER LEVEL FLOOR PLAN 2 4 8P153 IV.C. A3.1 2 A3.11 A3.2 A3.2 2 1 A A C C 2 2 3 3 B B 4 4 D D 1 1 12'-9" 6'-5"23'-7"3'-8"13'-10"7'-9"30'-7"E E 46'-5"52'-2"NEW STANDING SEAM METAL ROOF NEW ROOF MEMBRANE OVER EXISTING FLAT ROOF FIRE TREATED CEDAR SHINGLE ROOF OVER FIRE RETARDANT FIBERGLASS CAP SHEET. NEW ROOF OF CABIN TO CONVEY SCALE, COLOR, & TEXTURE OF THE ORIGINAL NEW STANDING SEAM METAL ROOF EXISTING STONE CHIMNEY CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTSC 610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557 cunniffe.com SHEET NO. JOB NO.3/15/2018 12:20:34 PMA2.4 1703 ROOF PLANANNABELLE CABIN300 WEST MAINASPEN, CO 1/4" = 1'-0"1 ROOF PLAN ISSUE: DATE: HPC REVIEW 03/16/18 2 4 8P154 IV.C. Annabelle Lodge 16 March 2018 Perspective 1 KEY:P155IV.C. Annabelle Lodge 16 March 2018 Perspective 2 KEY:P156IV.C. PROPERTY LINE 90' PROPERTY LINE 90'PROPERTY LINE 100'PROPERTY LINE 100'W MAIN STREET N SECOND STREET2 STORY BUILDING 2 STORY BUILDING 1 STORY BUILDING (4) PARKING SPACES EXISTING PARKING ENCROACHMENT AGREEMENT PATIO EXISTING CONCRETE RETAINING WALL AND WOOD FENCE TO REMAIN EXISTING PLANTER LAWN EXISTING HYDRANT BUS STOP GRAVEL EXISTING PARKWAY TREE, TYP. EXISTING PLANTER EXISTING PLANTER EXISTING TREE, TYP. EXISTING LIGHT POLE, TYP. EXISTING STONE RETAINING WALL TO REMAIN EXISTING GAS METER LOCATION TO REMAIN NOTE: LOTS Q, R, & S BLOCK 44 LOT SIZE = 9,000 SF PROJECT 100' = 7896.8' 8'-6" 8'-6" 8'-6" 8'-6"18'-0"NEW PLANTER RETAINING WALL ENCROACHES ON PROPERTY LINE ADJACENT ROOF ENCROACHES ON PROPERTY LINE SETBACK5'-4"5'-0"2'-3"5'-3"6'-11"SETBACK 5'-2"20'-0"ALLEY7 895'7 8 9 5 ' 7896'7899'7900'NEW LIGHT FIXTURE, REFER TO ELEVATIONS NEW LIGHT FIXTURE, REFER TO ELEVATIONS NEW LIGHT FIXTURE, REFER TO ELEVATIONS NEW LIGHT FIXTURE, REFER TO ELEVATIONS EXISTING CONCRETE RETAINING WALL AND WOOD FENCE TO REMAIN HISTORIC SPRUCE TREE HISTORIC SPRUCE TREE HISTORIC SPRUCE TREE CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTSC 610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557 cunniffe.com SHEET NO. JOB NO.3/15/2018 11:25:54 AMA1.1 1703 ARCHITECTURAL SITE PLANANNABELLE CABIN300 WEST MAINASPEN, COISSUE: DATE: HPC REVIEW 03/16/18 1/8" = 1'-0"1 SITE PLAN 2 4 8 16P157 IV.C. Annabelle Lodge 16 March 2018 NORTHLocation: 300 W Main Street, Aspen CO W MAIN STREET W HOPKINS AVE W BLEEKER STREET N SECOND STREETN THIRD STREETN FIRST STREETVicinity Map P158 IV.C. Annabelle Lodge 16 March 2018 Appendix A - Existing Conditions East Elevation North Elevation Northeast Corner North Elevation East Elevation East Elevation P159 IV.C. Annabelle Lodge 16 March 2018 Appendix A - Existing Conditions South Elevation East Elevation South Elevation South Elevation P160 IV.C. Annabelle Lodge 16 March 2018 1979.001.0045 Print, Photographic *Aspen Historical Society* One b/w photograph of a house at 300 W. Main Street, on the corner of Second and Main, 1978. The photo shows the chimney. Description h:\collections\pp5\images\019\19790010045.JPG08/17/2017 13:36:25 1975 *All historic photos provided by the Aspen Historical Society. Appendix B - Historic Photographs P161 IV.C. Annabelle Lodge 16 March 2018 1978 *All historic photos provided by the Aspen Historical Society. Appendix B - Historic Photographs P162 IV.C. Annabelle Lodge 16 March 2018 2017 View from 2nd Street Appendix C - Street Elevation Photo P163 IV.C. Annabelle Lodge 16 March 2018 2017 View from Main Street Appendix C - Street Elevation Photo P164 IV.C. Annabelle Lodge 16 March 2018 2017 Appendix D - Signage P165 IV.C. Annabelle Lodge 16 March 2018 Appendix E - Extent of Renovation 1988 addition to be renovated roof of historic cabin to be replaced P166 IV.C. Annabelle Lodge 16 March 2018Appendix F - Streetscape Photos300 W Main StHistoric PropertyAlleyWest 2nd Street Adjacent PropertyP167 IV.C. Annabelle Lodge 16 March 2018Appendix F - Streetscape PhotosAdjacent PropertyWest 2nd Street 300 W Main StHistoric PropertyAdjacent PropertyAdjacent PropertyAdjacent Property2nd StreetP168 IV.C. Annabelle Lodge 16 March 2018 Appendix G - Selection of Building Materials new proposed roof of historic cabin:  re treated cedar shingle roof. new roof to convey the scale, color, and texture similar to the original. existing log walls of historic cabin to remain new proposed roof cladding for addition : standing seam metal panel new proposed wall cladding for addition : ribbed metal panel new proposed cladding for addition: charred wood siding P169 IV.C. Annabelle Lodge 16 March 2018 APPENDIX H - LIGHT FIXTURE SELECTION Type:BEGA Product:Project:Voltage:Color:Options:Modified:Housing: One piece die-cast aluminum for direct attachment to a BEGA 19 545 small opening wiring box. Die castings are marine grade, copper free (≤ 0.3% copper content) A360.0 aluminum alloy.Enclosure: One piece die-cast aluminum cover frame secured by a captive, stainless steel set screws threaded into a stainless steel insert. Matte safety glass. Fully gasketed for weather tight operation using a molded silicone rubber gasket.Electrical: 3W LED luminaire, 5.8 total system watts, -30°C start temperature. Integral 120V through 277V electronic LED driver, 0-10V dimming. LED module(s) are available from factory for easy replacement. Standard LED color temperature is 3000K with an >80 CRI. Available in 4000K (>80 CRI); add suffix K4 to order. Note: LEDs supplied with luminaire. Due to the dynamic nature of LED technology, LED luminaire data on this sheet is subject to change at the discretion of BEGA-US. For the most current technical data, please refer to www.bega-us.com.Finish: All BEGA standard finishes are polyester powder coat with minimum 3 mil thickness. Available in four standard BEGA colors: Black (BLK); White (WHT); Bronze (BRZ); Silver (SLV). To specify, add appropriate suffix to catalog number. Custom colors supplied on special order. CSA certified to U.S. and Canadian standards, suitable for wet locations. Protection class IP64 Weight: 1.1 lbs. Luminaire Lumens: 204 LED wall luminaires with directed light A C B Lamp A B C Required wiring box 33 514 3 W LED 2 1⁄8 7 7⁄8 2 3⁄8 19 545 BEGA 1000 BEGA Way, Carpinteria, CA 93013 (805) 684-0533 FAX (805) 566 -9474 www .bega -us .com ©copyright BEGA 2017 Updated 11/17 Type:BEGA Product:Project:Voltage:Color:Options:Modified:Housing: One piece die-cast aluminum for direct attachment to a BEGA 19 545 small opening wiring box. Die castings are marine grade, copper free (≤ 0.3% copper content) A360.0 aluminum alloy.Enclosure: One piece die-cast aluminum cover frame secured by a captive, stainless steel set screws threaded into a stainless steel insert. Matte safety glass. Fully gasketed for weather tight operation using a molded silicone rubber gasket.Electrical: 3W LED luminaire, 5.8 total system watts, -30°C start temperature. Integral 120V through 277V electronic LED driver, 0-10V dimming. LED module(s) are available from factory for easy replacement. Standard LED color temperature is 3000K with an >80 CRI. Available in 4000K (>80 CRI); add suffix K4 to order. Note: LEDs supplied with luminaire. Due to the dynamic nature of LED technology, LED luminaire data on this sheet is subject to change at the discretion of BEGA-US. For the most current technical data, please refer to www.bega-us.com.Finish: All BEGA standard finishes are polyester powder coat with minimum 3 mil thickness. Available in four standard BEGA colors: Black (BLK); White (WHT); Bronze (BRZ); Silver (SLV). To specify, add appropriate suffix to catalog number. Custom colors supplied on special order.CSA certified to U.S. and Canadian standards, suitable for wet locations. Protection class IP64Weight: 1.1 lbs.Luminaire Lumens: 204LED wall luminaires with directed lightACB LampABCRequiredwiring box33 5143 W LED21⁄877⁄823⁄819 545BEGA 1000 BEGA Way, Carpinteria, CA 93013 (805) 684-0533 FAX (805) 566-9474 www.bega-us.com ©copyright BEGA 2017 Updated 11/17P170 IV.C. Type: BEGA Product: Project: Voltage: Color: Options: Modified: Housing: One piece die-cast aluminum for direct attachment to a BEGA 19 545 small opening wiring box. Die castings are marine grade, copper free (≤ 0.3% copper content) A360.0 aluminum alloy. Enclosure: One piece die-cast aluminum cover frame secured by a captive, stainless steel set screws threaded into a stainless steel insert. Matte safety glass. Fully gasketed for weather tight operation using a molded silicone rubber gasket. Electrical: 3W LED luminaire, 5.8 total system watts, -30°C start temperature. Integral 120V through 277V electronic LED driver, 0-10V dimming. LED module(s) are available from factory for easy replacement. Standard LED color temperature is 3000K with an >80 CRI. Available in 4000K (>80 CRI); add suffix K4 to order. Note: LEDs supplied with luminaire. Due to the dynamic nature of LED technology, LED luminaire data on this sheet is subject to change at the discretion of BEGA-US. For the most current technical data, please refer to www.bega-us.com. Finish: All BEGA standard finishes are polyester powder coat with minimum 3 mil thickness. Available in four standard BEGA colors: Black (BLK); White (WHT); Bronze (BRZ); Silver (SLV). To specify, add appropriate suffix to catalog number. Custom colors supplied on special order. CSA certified to U.S. and Canadian standards, suitable for wet locations. Protection class IP64 Weight: 1.1 lbs. Luminaire Lumens: 204 LED wall luminaires with directed light A C B Lamp A B C Required wiring box 33 514 3 W LED 2 1⁄8 7 7⁄8 2 3⁄8 19 545 BEGA 1000 BEGA Way, Carpinteria, CA 93013 (805) 684-0533 FAX (805 ) 566 -9474 www .bega -us .com ©copyright BEGA 2017 Updated 11/17 P171 IV.C. CERTIFICATE OF OWNERSHIP Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the State of Colorado hereby certifies that DENNIS CHOOKASZIAN are the owner's in fee simple of the following described property: LOTS Q, R AND S, BLOCK 44, CITY AND TOWNSITE OF ASPEN ADDRESS ACCORDING TO THE PITKIN COUNTY ASSESSORS OFFICE: 300 WEST MAIN ST., ASPEN, CO ENCUMBRANCES: Deed of Trust from : DENNIS CHOOKASZIAN To the Public Trustee of the County of PITKIN For the use of : PERL MORTGAGE, INC. Original Amount : $1,840,000.00 Dated : December 2, 2015 Recorded : December 11, 2015 Reception No. : 625533 This certificate is not to be construed to be a guarantee of title and is furnished for informational purposes only. PITKIN COUNTY TITLE, INC. BY: authorized signature CERTIFIED TO: SEPTEMBER 29, 2017 at 8:00 A.M. Job No. PCT25113P P172 IV.C. PROFORMA TITLE REPORT SCHEDULE A 1. Effective Date: September 29, 2017 at 8:00 AM Case No. PCT25113W 2. Policy or Policies to be issued: Proposed Insured: PROFORMA 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: DENNIS CHOOKASZIAN 4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is described as follows: LOTS Q, R AND S, BLOCK 44, CITY AND TOWNSITE OF ASPEN PITKIN COUNTY TITLE, INC. 601 E. HOPKINS, ASPEN, CO. 81611 970-925-1766 Phone/970-925-6527 Fax 877-217-3158 Toll Free AUTHORIZED AGENT Countersigned: P173 IV.C. SCHEDULE B - SECTION 1 REQUIREMENTS THIS REPORT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE P174 IV.C. SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special taxing district. 7. Right of the proprietor of a vein or lode to extract or remove his ore therefrom, should the same be found to penetrate or intersect the premises hereby granted as reserved in United States Patent recorded January 16, 1889 in Book 59 at Page 538. 8. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 60, Series of 1976 by City of Aspen recorded December 9, 1976 in Book 321 at Page 51. 9. Terms, conditions, provisions and obligations as set forth in Encroachment Agreement recorded August 24, 1988 in Book 571 at Page 653. 10. Terms, conditions, provisions and obligations as set forth in Quit Claim Deed recorded September 2, 1999 as Reception No. 435152 and Correction Quit Claim Deed recorded November 7, 2005 as Reception No. 517193. 11. Terms, conditions, provisions and obligations as set forth in instrument recorded May 14, 2002 as Reception No. 467410 12. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Commission recorded January 25, 2008 as Reception No. 546081 as Resolution No. 18 Series of 2007. 13. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Commission recorded January 25, 2008 as Reception No. 546082 as Resolution No. 25 Series of 2007. 14. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 33, Series of 2013 by City Council of the City of Aspen recorded December 2, 2013 as Reception No. 606033 and Termination of Covenants recorded January 8, 2014 as Reception No. 607200. 15. Deed of Trust from : DENNIS CHOOKASZIAN To the Public Trustee of the County of Pitkin For the use of : PERL MORTGAGE, INC. Original Amount : $ 1,840,000.00 Dated : December 2, 2015 Recorded : December 11, 2015 Reception No. : 625533 P175 IV.C. PITKIN COUNTY TITLE, INC. 601 E. HOPKINS, THIRD FLOOR ASPEN, CO 81611 970-925-1766/970-925-6527 FAX TOLL FREE 877-217-3158 WIRING INSTRUCTIONS FOR ALL TRANSACTIONS REGARDING THE CLOSING OF THIS FILE ARE AS FOLLOWS: ALPINE BANK-ASPEN 600 E. HOPKINS AVE. ASPEN, CO. 81611 ABA ROUTING NO. 102103407 FOR CREDIT TO: PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT ACCOUNT NO. 8910 354 425 REFERENCE:PCT25113W/PROFORMA P176 IV.C. September 18, 2017 City of Aspen Building Department 201 N Mill St. Garden Level Aspen, Colorado 81611 To Whom It May Concern: I hereby authorize Charles Cunniffe Architects to act as my designated and authorized representatives with respect to all land use and existing building permit applications for the property located at 300 W Main St, Aspen, Colorado 81611. Sincerely, Dennis Chookaszian P177 IV.C. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon, amy.simon@cityofaspen.com DATE: 1.12.18 PROJECT: 300 W. Main Street REPRESENTATIVE: Charles Cunniffe Architects DESCRIPTION: 300 W. Main is a landmarked 9,000 square foot parcel, located within the Main Street Historic District and zoned Mixed Use (MU). The historic resource on the site, a 1944 log cabin, sits in the center of the property, spanning all three townsite lots. A non-historic addition is located on a portion of lots Q and R. The owner wishes to undertake a remodel which may include interior alterations, revisions to exterior materials and fenestration, and adjustments to the roof form on the addition. The footprint of the development is expected to remain as-is and the use will continue to be a single-family home. This pre-application summary is written with the understanding the project will not involve removal of more than 40% of the existing structure, which would trigger the need for Demolition review. HPC will conduct a Minor Development review of the project. This is a one-step hearing, meaning that all exterior alterations, sitework and landscaping, will be presented to HPC at the same time. There will not be a Conceptual and then Final evaluation. Staff recommendations and the HPC decision will be based on the Historic Preservation Design Guidelines. 300 W. Main contains very significant trees, however no excavation or expansions to the existing house are expected. The applicant should consult with the Parks Department, Engineering, Zoning, Fire, Utilities, Sanitation District, and Building as needed to ensure the project that receives HPC approval can move smoothly into building permit issuance. Below are links to relevant documents: Historic Preservation Land Use Application form: https://www.cityofaspen.com/DocumentCenter/Home/View/305 Land Use Code: https://www.cityofaspen.com/191/Municipal-Code HPC Design Guidelines: https://www.cityofaspen.com/DocumentCenter/Home/View/310 Land Use Code Section(s) 26.304 Common Development Review Procedures 26.415.070.C Certificate of appropriateness for a Minor development 26.575 Miscellaneous Supplemental Regulations 26.575.020 Calculations and Measurements 26.710.180 Mixed Use (MU) zone district Review by: Staff for completeness and recommendations. HPC for determinations. Public Hearing: Yes. Referral Agencies: None Planning Fees: $1,300 for 4 billable hours (additional/fewer hours will be billed/refunded at a rate of $325 per hour) P178 IV.C. Referral Fees: None. Total Deposit: $1,300 To apply, submit 1 copy of the following information: Completed Land Use Application and signed fee agreement. Pre-application Conference Summary (this document). Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (not older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application. Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. A site improvement survey (not older than a year from submittal) including topography and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado. (This requirement will be waived given the scope of the project.) HOA Compliance form (Attached) A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. Written responses to all review criteria. An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen. Once the application is determined to be complete, submit: A digital copy of the application emailed to amy.simon@cityofaspen.com. Please provide text and graphics as separate files. 12 copies of the project graphics. Total deposit for review of the application. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested righ P179 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street| (970) 920 5090 Historic Land Use Application Requirements, Updated: January 2017 Attached is a Development Application for properties listed on the “Aspen Inventory of Historic Sites and Structures” or properties within Aspen’s Historic Districts. Included in this package are the following attachments: 1. Development Application Fee Policy, Fee Schedule, and Agreement for Payment Form 2. Land Use Application Form 3. Submittal Requirements 4. Summary of the Application Process 5. Matrix of Land Use Application Requirements/ Submittal Requirements Key 6. Public Hearing Notice Requirements 7. Affidavit of Notice All applications are reviewed based on the criteria established in the Aspen Municipal Code and “The City of Aspen Historic Preservation Design Guidelines,” both of which are available to purchase at City Hall or on the web at www.bpcnet.com/codes/aspen under “Title 26” and www.cityofaspen.com , respectively.  A CERTIFICATE OF NO NEGATIVE EFFECT may be issued for minor work that does not materially change the historic character of the property or district, and the proposed work is clearly within the adopted design guidelines.  A CERTIFICATE OF APPROPIRATENESS must be applied for if the proposed work will make a material changes that alter, diminish, eliminate or effect the historic or architectural character of the property or district in any way. We strongly encourage all applicants to hold a pre-application conference with a Planner in the Community Development Department so that any questions regarding the requirements for submitting a complete application, and the review process, can be addressed. A Preliminary consultation with the Zoning Officer and Building Department is also required in order to determine code compliance and to avoid changes to projects after the review process. ___________________________________________________________________ ___________________________________________________________________ _____________________________ P180 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street| (970) 920 5090 Historic Land Use Application Requirements, Updated: January 2017 Land Use Review Fee Policy The City of Aspen has established a review fee policy for the processing of land use applications. A flat fee or deposit is collected for land use applications based on the type of application submitted. A flat fee is collected by Community Development for applications which normally take a minimal and predictable amount of staff time to process. Review fees for other City Departments reviewing the application (referral departments) will also be collected when necessary. Flat fees are cumulative – meaning an application with multiple flat fees must be pay the sum of those flat fee. Flat fees are not refundable. A review fee deposit is collected by Community Development when more extensive staff time is required. Actual staff time spent will be charged against the deposit. Various City staff may also charge their time spent on the case in addition to the case planner. Deposit amount may be reduces if, in the o pinion of the Community Development Director, the project is expected to take significantly less time to process than the deposit indicates. A determination on the deposit amount shall be made during the pre-application conference by the case planner. Hourly billing shall still apply. All applications must include an Agreement to Pay Application Fees. One payment including the deposit for Planning and referral agency fees must be submitted with each land use application, made payable to the City of Aspen. Applications will not be accepted for processing without the required fee. The Community Development Department shall keep an accurate record of the actual time required for the processing of a land use application requiring a deposit. The City can provide a summary report of fees due at the applicant’s request. The applicant will be billed for the additional costs incurred by the City when the processing of an application by the Community Development Department takes more time or expense than is covered by the deposit. Any direct costs attributable to a project review shall be billed to the appl icant with no additional administrative charge. In the event the processing of an application takes less time than provided for by the deposit, the department shall refund the unused portion of the deposited fee to the applicant. Fees shall be due regardless of whether an applicant receives approval. Unless otherwise combined by the Director for simplicity of billing, all applications for conceptual, final and recordation of approval documents shall be handled as individual cases for the purpose of billi ng. Upon conceptual approval all billing shall be reconciled and past due invoices shall be paid prior to the Director accepting an application for final review. Final review shall require a new deposit at the rate in effect at the time of final submission. Upon final approval all billing shall be again reconciled prior to the Director accepting an application for review of technical documents for recordation. The Community Development Director may cease processing of a land use application for which an unpaid invoice is 30 or more days past due. Unpaid invoices of 90 days or more past due may be assessed a late fee of 1.75% per month. An unpaid invoice of 120 days or more may be subject to additional actions as may be assigned by the Municipal Court Judge. All payment information is public domain. All invoices shall be paid prior to issuance of a Development Order or recordation of development agreements and plats. The City will not accept a building permit for a property until all invoices are paid in full. For permits already accepted, and unpaid invoice of 90 days or more days may result in cessation of building permit processing or issuance of a stop work order until full payment is made. The property owner of record is the party responsible for payment of all costs associated with a land use application for the property. Any secondary agreement between a property owner and an applicant representing the owner (e.g. a contract purchaser) regarding payment of fees is solely between those private parties. P181 IV.C. P182 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street| (970) 920 5090 Historic Land Use Application Requirements, Updated: January 2017 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)___________________________________________________________ Applicant: Name: Address: Phone #: _______________________Fax#:___________________E-mail:_______________________________________________ REPRESENTATIVE: Name: Address: Phone #: _______________________Fax#:___________________E-mail:________________________________________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) ___________________________________________________________________________________________________________ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ________________________________________________________________________________________________________ General Information P183 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street| (970) 920 5090 Historic Land Use Application Requirements, Updated: January 2017 Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO   Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration?   Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration?   Do you plan other future changes or improvements that could be reviewed at this time?   In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior’s Standards for Rehabilitation or restoration of a National Register of Historic Places Property in order to qualify for state or federal tax credits?   If yes, are you seeking federal rehabilitation investment tax credits in Conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.)   If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use:  Rehabilitation Loan Fund  Conservation Easement Program  Dimensional Variances  Increased Density  Historic Landmark Lot Split  Waiver of Park Dedication Fees  Conditional Uses  Tax Credits  Exemption from Growth Management Quota System ATTACHMENT 3 - Dimensional Requirements Form P184 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street| (970) 920 5090 Historic Land Use Application Requirements, Updated: January 2017 (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing:__________Proposed:_________________ Number of residential units: Existing:__________Proposed:_________________ Proposed % of demolition: __________ DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Existing:_________Allowable:__________Proposed:________ Principal Bldg.: Existing:_________Allowable:__________Proposed:________ Accessory Bldg.: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined Front/Rear: Indicate N, S, E, W Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance between buildings: Existing:_________Required:___________Proposed:________ Existing non-conformities or encroachments and note if encroachment licenses have been issued: _____________________________________________________________________________ _____________________________________________________________________________ Variations requested (identify the exact variances needed): ______________________________ ______________________________________________________________________________ Matrix of the City of Aspen’s Historic Preservation Land Use Application Requirements P185 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street| (970) 920 5090 Historic Land Use Application Requirements, Updated: January 2017 To review full procedures for all applications, reference 26.415 of the City of Aspen building code, Historic Preservation Ordinance. When submitting multiple step applications, do not replicate submission materials. Two copies of the application are required for a Certificate of No Negative Effect, 15 copies are required for each meeting. Also note that an electronic version of all text documents is required. Type of Review Application Requirements Fees Deposit Fee Notice Requirements Designation 1-9, 11,12 $0 Publication, Posting and Mailing Pursuant to Sections 26.304.060 (E) (3) (a) (b) (c.) at HPC and Council Exempt Development Consult with Historic Preservation Officer to confirm exempt status $0 None Certificate of No Negative Effect 1-9, 15, 17 $245 None Minor Development 1-10, 15, 16, 17, 36 $735 Posting Pursuant to Sections 26.304.060 (E) (3) (b) Major Development/Conceptual 1-10, 14, 17, 18, 19, 20 Development under 1,000 sf, $1,470 /Development over 1,000 sf, $2940 Publication, Posting and Mailing Pursuant to Sections 26.304.060 (E) (3) (a) (b) (c.) Major Development/Final 1-10, 16, 21, 22, 36 Paid at time of conceptual Publication, Posting and Mailing Pursuant to Sections 26.304.060 (E) (3) (a) (b) (c.) Substantial Amendment 1-10, 16, 23, 24, 25, 36 $735 Publication, Posting and Mailing Pursuant to Sections 26.304.060 (E) (3) (a) (b) (c.) Demolition 1-9, 26 $2,940 Publication, Posting and Mailing Pursuant to Sections 26.304.060 (E) (3) (a) (b) (c.) Relocation 1-9, 27-34 $2,940 Publication, Posting and Mailing Pursuant to Sections 26.304.060 (E) (3) (a) (b) (c.) Historic Landmark Lot Split 1-10 $1,470 Publication, Posting and Mailing Pursuant to Sections 26.304.060 (E) (3) (a) (b) (c.) at HPC and Council Rescinding Designation 1-9, 35 $1,470 Publication, Posting and Mailing Pursuant to Sections 26.304.060 (E) (3) (a) (b) (c.) at HPC and Council KEY P186 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street| (970) 920 5090 Historic Land Use Application Requirements, Updated: January 2017 1. Contained within a letter signed by the applicant, the applicant's name, address and telephone number, and the name, address, and telephone number of any representative authorized to act on behalf of the applicant. 2. The street address, legal description, and parcel identification number of the property proposed for development. 3. A disclosure of ownership of the parcel proposed for development, consisting of a current certificate from a Title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 4. An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen. 5. A site plan depicting the proposed layout and the project’s physical relationship to the land and its surroundings. 6. A site improvement survey certified by a registered land surveyor, licensed in the State of Colorado, showing the current status of the parcel including the current topography and vegetation. (This requirement, or any part thereof, may be waived by the Community Development Director if the project is determined not to warrant a survey document.) 7. A written description of the proposal and a written explanation of how the proposed development complies with the review criteria and The City of Aspen Historic Preservation Design Guidelines relevant to the development application. 8. Additional materials, documentation, or reports as deemed necessary by the Community Development Director. 9. Completed Land Use Application Form, Signed Fee Agreement, and Fee. 10. Dimensional Requirement Form. 11. Site or historic district boundary map. 12. Property or district description including narrative text, photographs and/or other graphic materials that document its physical characteristics. 13. Identification of the character-defining features that distinguish the entity which should be preserved. 14. Verification that the proposal complies with Section 26.410, Residential Design Standards, or a written request for a variance from any standard that is not being met. 15. Photographs, building material samples and other exhibits, as needed, to accurately depict location, extent and design of the proposed work. 16. An accurate representation of all major building materials and finishes to be used in the development, depicted through samples or photographs. 17. Scaled elevations and/or drawings of the proposed work and its relationship to the designated historic buildings, structures, sites and features in its context. 18. Scaled drawings of the proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations in the neighborhood context. 19. Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, 3- D model (digital or physical) or streetscape elevations. 20. Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs. 21. A statement, including narrative text or graphics, indicating how the Final Development Plan conforms to representations made or stipulations placed as a condition of the approval of the Conceptual Development Plan. 22. Final drawings of all proposed structures(s) and/or addition(s) included as part of the development at ¼” = 1.0’ scale 23. A revised site plan 24. Revised scaled elevations and drawings 25. Photographs and other exhibits to illustrate the proposed changes. 26. Written documentation that the Chief Building Official has determined the building an imminent hazard, or narrative text, graphic illustrations or other exhibits that provide evidence that the building, structure or object is of no historic or architectural value or importance. 27. A written description and/or graphic illustrations of the building, structure or object proposed for relocation. 28. A written explanation of the type of relocation requested (temporary, on-site or off-site) and justification for the need for relocation. 29. A written report from a licensed engineer or architect regarding the soundness of the building, structure or object, its ability to withstand the physical move and its rehabilitation needs, once relocated. 30. A conceptual plan for the receiving site providing preliminary information on the property boundaries, existing improvements and site characteristics and the associated planned improvements. 31. Evidence of the financial ability to undertake the safe relocation, preservation and repair of the building, structure or object; site preparation and construction of necessary infrastructure through the posting of bonds or other financial measures deemed appropriate. 32. Supplementary materials to provide an understanding of the larger context for the relocated property and its impact on adjacent properties, the neighborhood or streetscape. 33. If the applicant does not own the receiving site, proof from the site’s property owner of the willingness to accept the relocated building, structure or object. 34. Evidence that the applicant has or is seeking the necessary approvals to place the building on the identified receiving site. If the site is outside of the city limits, verification that the building will be preserved on its new site through a formal action of the other jurisdiction or a preservation easement. 35. A written description of how the property does not meet these criteria for designation. 36. A lighting plan indicating the location of all exterior light fixtures and site lighting, and cut sheets for each type of fixture proposed. Light fixtures must comply with the "City of Aspen Historic Preservation Design Guidelines" and meet the City Lighting Code. P187 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 4 General Summary of Historic Preservation Review Process (Please see Section 26.415 of the Aspen Municipal Code for more detailed information) 1. An application is first transmitted to the Community Development Director to determine if it is complete. A complete application for a Certificate of No Negative Effect may be approved by the Community Development Director with no further review if it meets the requirements set forth for that type of work in the Aspen Municipal Code. 2. For all other types of reviews, the applicant shall be notified in writing whether the information is complete or if additional materials are required. 3. A date for a public hearing on a complete application will be scheduled before the HPC. Notice of the hearing shall be provided as required in the Aspen Municipal Code. 4. City Community Development Staff will review the submittal material and prepare a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to approve, disapprove or approve with conditions and the reasons for the recommendation. 5. The HPC will review the application, the report and the evidence presented at the hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines. The order of proceedings at the HPC meeting are as follows: 1. Applicant and public are sworn in 2. Staff presentation 3. Commission member questions 4. Public comment 5. Commission member comments 6. Applicant response/clarification 7. Commission motion and vote 6. The HPC will approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is a one- step review, and it is approved, the HPC will issue a Certificate of Appropriateness and the Community Development Director will issue a Development Order. If the application requires submittal for a final review, materials must be prepared and submitted according to the processes described above. A project that receives final approval will be issued a Certificate of Appropriateness and the Community Development Director will issue a Development Order. 7. HPC decisions are final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property, as provided in the Aspen Municipal Code. For Major Development, Demolition, or Relocation, a resolution of the HPC action will be forwarded to the City Council to allow them an opportunity to “call up” the decision if they feel there has been an abuse of discretion or denial of due process. No building permit can be issued for construction of the project until the thirty (30) day “call up” period has expired. P188 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 8. For Historic Designation and Historic Landmark Lot Split, the two types of historic preservation reviews in which City Council makes the final determination, staff will prepare a report including the recommendation of the HPC, and a hearing will be scheduled before Council. Council will evaluate the application to determine if the review criteria are met. The Council may approve, disapprove or continue the application to request additional information necessary to make a decision to approve or deny. 9. HPC assigns a member of the Commission to be the “project monitor” for each project they approve. The monitor (and Staff) may periodically visit the site as work is under construction. If the applicant requests a change to any aspects of the project change after the HPC approval, the applicant, Staff, and the project monitor will attempt to address them without returning to the full HPC. 10. Before an application for a building permit can be submitted, a final set of plans reflecting any or all required changes by the HPC or City Council must be on file with the City. Any conditions of approval or outstanding issues which must be addressed in the field or at a later time shall be noted on the plans. 11. Once a Development Order has been received, a building permit application may be submitted. At this time the proposal will be reviewed for compliance with the Uniform Building Code and zoning regulations. Fees for water, sewer, park dedication fees, and employee housing will be collected if due. Any document, such as a plat, deed restriction, or other agreement which is required to be filed, must be recorded before the building permit will be issued. P189 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 5 PUBLIC HEARING NOTICING REQUIREMENTS The forms of notice are required by the Aspen Land Use Regulations: publication in the newspaper, posting of the property, and surrounding landowners. You can determine whether your application requires notice, and the type of notice it requires, from the matric found in this application packet. Following is a summary of the public notice requirements, including identification of who is responsible for completing the notice. 1. Publication - Publication of notice in a paper of general circulation on the City of Aspen is to be done at least fifteen (15) days prior to the hearing. The legal notice will be written by the Community Development Department and will place the notice in the paper within the appropriate deadline. 2. Posting - Posting of a sign in a conspicuous place on the property is to be done fifteen (15) days prior to the hearing. It is the applicant’s responsibility to obtain a copy of the sign from the Community Development Department, to fill it in correctly and bring proof to the hearing that posting took place (use attached affidavit) 3. Mailing – Mailing of notice is to be made to all owners of property within 300 feet of the subject development parcel by the applicant fifteen (15) days prior to hearing. It is the applicant’s responsibility to obtain a copy of the notice from the Community Development Department, to mail it according to the following standards, and to bring proof to the hearing that the mailing took place (use the attached affidavit). Notice to mineral Estate Owner. An applicant for surface Development shall notify affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application for development. The applicant shall certify that the notice has been provided to the mineral estate owners. The names and addresses of property owners shall be those in the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of public hearing. Proof of notice must be provided at the public hearing. P190 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 6 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: __________________________________________, Aspen, CO SCHEDULED PUBLIC HEARING DATE: _________________________________, 20____ STATE OF COLORADO ) ) ss. County of Pitkin ) I, _____________________________________________________ (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: _____ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. _____ Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the ___ day of ________________, 20___, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. _____ Mailing of notice: By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E) (2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (Continued on next page) P191 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 _____ Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. ____________________________________ Signature The foregoing “Affidavit of Notice” was acknowledged before me this ___ day of ____________________, 20___, by _______________________________________. WITNESS MY HAND AND OFFICIAL SEAL My commission expires: _________________ ______________________________________ Notary Public ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL P192 IV.C. Dennis Chookaszian dennis@chookaszian.com 847-778-2971 300 West Main Street Aspen, CO 81611 Sept 15, 2017 Dennis Chookaszian P193 IV.C. EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 406 E. Hopkins,Aspen, CO SCHEDULED PUBLIC HEARING DATE: May 9, 2018 STATE OF COLORADO ) ) ss. County of Pitkin ) .I, Tawn Hillenbrand (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in.the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. _X _ Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the 18th day of April, 2018, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. _X _ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy .of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. D Si�ture The foregoing"Affidavit of Notice' was acknowledged before me this 18th day of April, 2018, by Tawn Hillenbrand. PATRICK S. RAWLEY WITNESS MY HAND AND OFFICIAL SEAL NOTARY PUBLIC STATE OF COLORADO My commission expires: NOTARY ID#19994012.259 My Commission Expires July 26,2020— Notary Public ATTACHMENTS AS APPLICABLE: e COPY OF THEPUBLICA TION e PHOTOGRAPH OF THE POSTED NOTICE(SIGN) e LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL e APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PRO ERTYs 400E • I�o Qkt,,,t s �_ Aspen, CO SCHEDULED PUBLIC HEARING DATE: ✓Y) 20_ STATE OF COLORADO ) ss. County of Pitkin ) I, (name, please print) being or rep esenting an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication ofnotice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A,copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials; which was not less than twenty-two (22) inches wide and twenty-six (26) inches.high,.and which was-.composed of letters not less than; one inch in height.'�Said notice was posted at least fifteen (15)days prior to the publid hearing on the _ day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community .Development Department, which contains the information described in Section 26304.060(E)(2) of the Aspen Land'Use Code. At least fifteen (15) days prior to the.-public-hearing,_notice was hand delivered or mailed by first class postage J1.prepaid,U S.,mail:, oail owners of property within three hundred (300) feet of the ae propertyisubject,to�ihe development application._ The names and addresses of property-'owners-shall-be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that .neighborhood outreach, summarized and attached, was conducted-prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method ofpublic notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be.those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and,new Specially Planned Areas, are subject to,this notice requirement..,'- Rezoning or tett amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public-hearing on such amendments. 0 Signature The foregoing"Affidavit of Notice" was acknowle ged before me this 147day of 201'6, by NOTICE OF PUBLIC HEARING RE:Atiti E.Hopkhu A. WITNESS MY HAND AND OFFICIAL SEAL '�bUe lls�ng May 9.2018.N:30 PM namtlon: Cily Heti.City Cnntl ; S.IIipldd LLQ Asp�enGCO�18b1B y commission c<o1/m//IDmDiissssiion expires: V HWIdiu Aw. Yitie9e,A00 E. ,!!//II _ l.. �M/" `• Lepel D• .1ption: Bbd Bl, LA K. C4 aM - PMM18 pt Aspen,CO—do. PUD/Py3]-0]330009. , D4eHwbn:2 b Notary Public Pem,�Hnw eev��nP sew. wta ti� -,.L '` `��°� NICOLE ELIIABETH HENNING • mrlria t LAM ReAN": Mh,m ReNew. CImm•mal PNOTARY PUBLIC STATE OF COLORADO Daaipn Review,en1 e,bskbn Amenity Review nI Budy: iea k Pmssmveti0n Notary Identification 120154012950 aA°PLroen�e,BRep®e Deft Noo E. Haplva are., My Commission EXPI,es 3/31/2019 b M ppfeelM w Ben�Ari*m m Un c d A%miC n tyDm�bp b tDep•m„n,, a a ATTACHMENTS AS APPLICABLE: Geb„e sl.,Aspen,co,Iwo1 az9zTes,hen.endeS. PUBLICATION m•tilyNespen.mm. IE m"1a M0"°" "pe"T'"�VVBB tly°n"0""' PH OF THE POSTED NOTICE(SIGN) ooarrzst.z JE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 THE CITY OF ASPEN 130 S. Galena Street, Aspen, CO 81611 phone: (970)920.5090 fax: (970) 920.5439 www.citvofaspen.com NOTICE OF PUBLIC HEARING RE: 400 E. Hopkins Ave. La Creperie, sub-grade canopies Public Hearing: May 9, 2018,4:30 PM Meeting Location: City Hall, Council Chambers 130 S. Galena St.,Aspen,CO 81611 Project Location: La Creperie du Village,400 E. Hopkins Ave. Legal Description: Block 87, Lot K, City and Townsite of Aspen, Colorado, PID#2737-073-30-009. Description: . The applicant requests approval to permanently establish canopy structures in a subgrade courtyard that contains outdoor seating for an existing restaurant. Land Use Review: Minor Review for Commercial Design and Public Amenity Decision Making Body: Historic Preservation Commission Applicant: Raphael Derly, La Creperie,400 E. Hopkins Ave,Aspen, CO 81611 More Information: For further information related to the project, contact Ben Anderson at the City of Aspen Community Development Department, 130 S. Galena St.,Aspen, CO, (970) 429.2765, ben.anderson@citydfaspen.com �r/ LI N 'L f // 1 �I II iD'ate iNl' �; '9�,, 20'Ik�81 Aa v r { Time; x430;�PMi ; Plactie::-ABGS �:_Ga_len'a�Stw,C try� all! i t Council Chambers. =~ Pur os;e: E: H La Cfepene,.�400` o-pk`ns , i`s' requesting Comrnereiaf Desi � �' wand' Pedes - 9 t�rn�Ame�Y Review. by the Historic Rreservatron aK Commission for_the peanenf _ installation of-rano 'i ti ` s b 9r a courfyard For furthar information Ben City of_aspen Co Anderson Y � .'tit. .�� `Ijn\\ w 1USDlt r�SSOCIATESu�C L �- x'- fv�` ra:4 �v .11.1 ►� ,�y��`�h ' < c ..,� A. ••�C�r„�.'�'''Q'1�'-`' —��4 —._,.,� _` �”x'1'4:! 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Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness,.accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. http7/A&ww.pitkinmar)sandmore.com JPS NEVADA TRUST KATIE REED BUILDING LLC SILVER SLAM COMMERCIAL LLC 1701 N GREEN VALLEY PKWY#9C 407 S HUNTER ST#3 60 COLUMBUS CIR HENDERSON,NV 89074 ASPEN,CO 81611 NEW YORK,NY 10023 400 HYMAN LLC COLLINS BLOCK LLC CANTINA BUILDING LLC 1010 E HYMAN AVE 205 S GALENA ST PO BOX 1247 ASPEN,CO 816112118 ASPEN,CO 81611 ASPEN,CO 81612 THOR 228 S MILL ST LLC ISIS GROUP HILLSTONE RESTAURANT GROUP INC 1000 VALSON BLVD#2100 2301 N MERIDIAN AVE 3539 NORTHSIDE PKWY ARLINGTON,VA 22209 MIAMI,FL 33140 ATLANTA,GA 30327 COLLINS BLOCK LLC, COLLINS BLOCK LLC COLORADO MOUNTAIN NEWS MEDIA CO 205 S GALENA ST 205.S GALENA ST 580 MALLORY WY ASPEN,CO 81611 ASPEN,CO 81611 CARSON CITY,NV 89701 CITY OF ASPEN PUBLIC FACILITIES AUTH DOWNTOWN 420 LLC KANDYCOM INC 130 S GALENA ST 23622 CALABASAS RD#200 766 SINGING WOOD DR ASPEN,CO 81611 CALABASAS,CA 91302 ARCADIA,CA 91006 HILLSTONE RESTAURANT GROUP INC WHEELER BLOCK BUILDING LLC SILVER SLAM COMMERCIAL LLC 3539 NORTHSIDE PKWY. 211 N STADIUM BLVD STE 201 60 COLUMBUS CIR ATLANTA,GA 30327 COLUMBIA,MO 65203 NEW YORK,NY 10023 MILL&MAIN LLC COLLINS BLOCK LLC BRAND BUILDING LLC 3235 HARBOR VIEW DR 205 S GALENA ST 205 S GALENA ST SAN DIEGO,CA 92106 ASPEN,CO 81611 ASPEN,CO 81611 BANKERS MORTGAGE CORP MILL&MAIN LLC SILVER SLAM COMMERCIAL LLC 1616 ORCHARD AVE 3235 HARBOR VIEW DR 60 COLUMBUS CIR GRAND JUNCTION,CO 81501 SAN DIEGO,CA 92106 NEW YORK,NY 10023 400 BUILDING LLC HILLSTONE RESTAURANT GROUP INC SEDOY MICHAEL 306 N PLAZA REAL 3539 NORTHSIDE PKWY 35 SUTTON PL#19B BOCA RATON,FL 33432-3933 ATLANTA,GA 30327 NEWYORK,.NY 10022. BRAND BUILDING LLC KATIE REED PLAZA CONDO ASSOC ELK MOUNTAIN HOSPITALITY LLC 205 S GALENA ST 301 E HOPKINS AVE 371 MARKET ST ASPEN,CO 81611 ASPEN,CO 81611 BASALT,CO 81621 COLLINS BLOCK LLC 426 EAST MAIN LLC 314 HEXAGON LLC 205 S GALENA ST 623 E HOPKINS AVE 9401 INDIAN CREEK PKWY STE 800 ASPEN,CO 81611 ASPEN,CO 81611 OVERLAND PARK,KS 66210 COLLINS BLOCK LLC DOWNTOWN 420 LLC GALENA PLAZA CONDO ASSOC 205 S GALENA ST 23622 CALABASAS RD#200 420 E MAIN ST ASPEN,CO 81611 CALABASAS,CA 91302 ASPEN,CO 81611 KATIE REED BUILDING LLC CIN OF ASPEN COLLINS BLOCK LLC 407 S HUNTER ST#3 130.5 GALENA ST 205 S GALENA ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 MOTHER LODE CONDO ASSOC MOTHER LODE CONDO ASSOC INC MILL&MAIN COMMON AREA 9401 INDIAN CREEK PKWY STE 800 COMMON AREA 314 E HYMAN AVE OVERLAND PARK.KS 66210 ASPEN,CO 81611 ASPEN,CO 81611 KANTZER TAYLOR FAM TRST#1 BRAND BUILDING LLC KATIE REED BUILDING LLC 216 SEVENTEENTH ST 205 S GALENA ST 407 S HUNTER ST#3 MANHATTAN BEACH,CA 90266 ASPEN,CO 81611 ASPEN,CO 81611 KATIE REED BUILDING LLC 400 BUILDING LLC DOWNTOWN 420 LLC 407 S HUNTER ST#3 306 N PLAZA REAL 23622 CALABASAS RD#200 ASPEN,CO 81611 BOCA RATON,FL 33432-3933 CALABASAS,CA 91302 SHVACHKO NATALIA MILL 8 MAIN LLC AJAX JMG INVESTMENTS LLC 35 SUTTON PL#19B 3235 HARBOR VIEW DR 9401 WILSHIRE BLVD 9TH FL NEW YORK,NY 10022 SAN•DIEGO,CA 92106 BEVERLY HILLS,CA 902122974 COLLINS BLOCK LLC DOWNTOWN 420 LLC MILL&MAIN LLC 205 S GALENA ST 23622 CALABASAS RD#200 3235 HARBOR VIEW OR ASPEN,CO 81611 CALABASAS,CA 91302 SAN DIEGO,CA 92106 DOLE MARGARET M MAIN STREET LANDLORD LLC MOTHER LODE CONDO ASSOC INC 400 E HYMAN AVE#302 625 E HOPKINS 9401 INDIAN CREEK PKWY STE 800 ASPEN,CO 816111989 ASPEN,CO 81611 OVERLAND PARK,KS 66210 314.200 HEXAGON LLC HINDERSTEIN FAM REV TRUST KATIE REED BUILDING LLC 25880 W 104 TERR 4415 HONEYMOON BAY RD 407 S HUNTER ST#3 OLATHE,KS 66061 GREENBANK,WA 98253 ASPEN,CO 81611 BRAND BUILDING LLC KATIE REED BUILDING LLC ASPEN BRANCH HOLDINGS.LLC 205 S GALENA ST 407 S HUNTER ST#3 3033 E FIRST AVE ASPEN,CO 81611 ASPEN,CO 81611 DENVER,CO 80206 ASPEN FIRE PROTECTION DISTRICT MINERS REAL ESTATE LLC DUVIKE CONDO ASSOC 420 E HOPKINS AVE PO BOX 1365 COMMON AREA ASPEN,CO 81611 ASPEN,CO 81612 420 E HYMAN AVE ASPEN,CO 81611 SILVER SLAM COMMERCIAL LLC M&G CONDO ASSOC 400 EAST HYMAN LLC 60 COLUMBUS CIR 426 E MAIN ST 400 E HYMAN AVE#A202 NEW YORK,NY 10023 ASPEN,CO 81611 .ASPEN,CO 81611 MTN ENTERPRISES 80B BRAND BUILDING CONDO ASSOC KATIE REED BUILDING LLC PO BOX 5739 205 S GALENA ST 407 S HUNTER ST#3 EAGLE,CO 816315739 ASPEN,CO 81611 ASPEN,CO 81611 CITY OF ASPEN MAIN STREET LANDLORD LLC COLLINS BLOCK CONDO ASSOC 130 S GALENA ST 625 E HOPKINS _ COMMON AREA ASPEN,CO 81611 ASPEN,CO 81611 204 S MILL ST ASPEN,.CO 81611 MILL&MAIN LLC MILL&MAIN LLC CITY OF ASPEN PUBLIC FACILITIES AUTH 3235 HARBOR VIEW DR 3235 HARBOR VIEW DR 130 S GALENA ST SAN DIEGO,CA 92106 SAN DIEGO,CA 92106 ASPEN,CO 81611 KATIE REED BUILDING LLC 314-PH HEXAGON LLC MAIN STREET LANDLORD LLC 407 S HUNTER ST#3 9401 INDIAN CREEK PKWY STE 800 625 E HOPKINS ASPEN,CO 81611 OVERLAND PARK,KS 66210 ASPEN,CO 81611 MILL&MAIN LLC WENDELIN ASSOC MILL&MAIN LLC 3235 HARBOR VIEW DR 1173 PITTSFORD VICTOR RD#250 3235 HARBOR VIEW DR SAN DIEGO,CA 92106 PITTSFORD,NY 14534 SAN DIEGO,CA 92106 CITY OF ASPEN PUBLIC FACILITIES AUTH JPS NEVADA TRUST FIERCELY LOCAL 130 S GALENA ST 1701 N GREEN VALLEY PKWY#9C 328 E HYMAN AVE ASPEN,CO 81611 HENDERSON,NV 89074 ASPEN,CO 81611 KATIE REED BUILDING LLC 426 EAST HYMAN AVE LLC BRAND 13 LLC 407 S HUNTER ST#3 PO BOX 4068 623 E HOPKINS AVE ASPEN,CO 81611 ASPEN,CO 81612 ASPEN,CO 81611 COLLINS BLOCK LLC HILLSTONE RESTAURANT GROUP INC JPS NEVADA TRUST 205 S GALENA ST 3539 NORTHSIDE PKWY 1701 N GREEN VALLEY PKWY#9C ASPEN,CO 81611 ATLANTA,GA 30327 HENDERSON.NV 89074 COLLINS BLOCK LLC ISIS THEATRE CONDO ASSOC COLLINS BLOCK LLC 205 S GALENA ST COMMON AREA 205 S GALENA ST ASPEN,CO 81611 406 E HOPKINS AVE ASPEN,CO 81611 ASPEN,CO 81611 WALL JANET REV TRUST SHVACHKO NATALIA 410 AH LLC 205 S GALENA ST 35 SUTTON PL#19B PO BOX 4068 ASPEN,CO 81611 NEW YORK,NY 10022 ASPEN,CO 81612 KATIE REED BUILDING LLC JPS NEVADA TRUST BRAND BUILDING LLC 407 S HUNTER ST#3 1701 N GREEN VALLEY PKWY#9C 205 S GALENA ST ASPEN,CO 81611 HENDERSON,NV 89074 ASPEN,CO 81611 MAIN STREET LANDLORD LLC KATIE REED BUILDING LLC JPS NEVADA TRUST 625 E HOPKINS 407 S HUNTER ST#3 1701 N GREEN VALLEY PKWY#9C ASPEN,CO 81611 ASPEN,CO 81611 HENDERSON,NV 89074 400 HYMAN LLC COLLINS BLOCK LLC 400 HYMAN LLC PO BOX 351 205 S GALENA ST PO BOX 351 RIFLE,CO 816500351 ASPEN,CO 81611 RIFLE,GO 816500351 COLLINS BLOCK LLC WELLS FARGO BANK ICONIC PROPERTIES JEROME LLC 205 S GALENA ST PO BOX 2609 1375 ENCLAVE PKWY ASPEN,CO 81611 CARLSBAD,CA 92018 HOUSTON,TX 77077 COLLINS BLOCK LLC TOM THUMB BUILDING CONDO ASSOC KATIE REED BUILDING LLC 205 S GALENA ST 400 E HYMAN AVE 407 S HUNTER ST#3 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 BRAND BUILDING LLC KATIE REED BUILDING LLC SEDOY MICHAEL 205 S GALENA ST 407 S HUNTER ST#3 35 SUTTON PL#19B ASPEN,CO 81611 ASPEN,CO 81611 NEW YORK,NY 10022 400 HYMAN LLC COLLINS BLOCK LLC SEGUIN BUILDING CONDO ASSOC 1010 E HYMAN AVE 205 S GALENA ST COMMON AREA ASPEN,CO 816112118 ASPEN,CO 81611 304 E HYMAN AVE ASPEN,CO 81611 ALH HOLDING CO BRAND BUILDING LLC WENDELIN ASSOC 435 E MAIN ST 205 S GALENA ST 1173 PITTSFORD VICTOR RD#250 ASPEN,CO 81611 ASPEN,CO 81611 PITTSFORD,NY 14534 400 BUILDING LLC BRAND BUILDING LLC KATIE REED BUILDING LLC 306 N PLAZA REAL 205 S GALENA ST 407 S HUNTER ST#3 BOCA RATON;FL 33432-3933 ASPEN,CO 81611 ASPEN,CO 81611 MINERS REAL ESTATE LLC KREVOY SUSANNE BELZBERG SP TRUST DOWNTOWN 420 LLC PO BOX 1365 2311 LA MESA DR 23622 CALABASAS RD#200 ASPEN,CO 81612 SANTA MONICA,CA 90402 CALABASAS,CA 91302 ASPEN FILM LEVY ASPEN RESIDENCE TRUST CITY OF ASPEN PUBLIC FACILITIES AUTH 110 E HALLAM ST#102 5959 COLLINS AVE 130 S GALENA ST ASPEN,CO 81611 MIAMI BEACH,FL 33140 ASPEN,CO 81611 HILLSTONE RESTAURANT GROUP INC KATIE REED BUILDING LLC OSA TRUST 3539 NORTHSIDE PKWY 407 S HUNTER ST#3 2311 LA MESA DR ATLANTA,GA 30327 ASPEN,CO 81611 SANTA MONICA,CA 90402 KATIE REED BUILDING LLC DOWNTOWN 420 LLC MAIN STREET LANDLORD LLC 407 S HUNTER ST#3 23622 CALABASAS RD#200 625 E HOPKINS ASPEN,CO 81611 CALABASAS,CA 91302 ASPEN,CO 81611 308 EAST HOPKINS CONDO ASSOC. COLLINS BLOCK LLC MILL&MAIN LLC COMMON AREA 205 S GALENA ST 3235 HARBOR VIEW DR 308 E HOPKINS AVE ASPEN,CO 81611 SAN DIEGO,CA 92106 ASPEN,CO 81611 DOWNTOWN 420 LLC GODIVA HOLDINGS LLC FOOTLOOSE MOCCASIN MAKERS INC 23622 CALABASAS RD#200 435 E MAIN ST 44 SILVERADO CT CALABASAS,CA 91302 ASPEN,CO 81611 CANON CITY,CO 812129484 KATIE REED BUILDING LLC COLLINS BLOCK LLC BRAND BUILDING LLC 407 S HUNTER ST#3 205 S GALENA ST 205 S GALENA ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 WENDELIN ASSOC CITY OF ASPEN PUBLIC FACILITIES AUTH HINDERSTEIN FAM REV TRUST 1173 PITTSFORD VICTOR RD#250 130 S GALENA ST 4415 HONEYMOON BAY RD PITTSFORD,NY 14534 ASPEN,CO 81611 GREENBANK,WA 98253 DOWNTOWN 420 LLC COLLINS BLOCK LLC MILL STREET PLAZA ASSOC LLC 23622 CALABASAS RD#200 205 S GALENA ST 602 E COOPER#202 CALABASAS,CA 91302 ASPEN,CO 81611 ASPEN,CO 81611 BLAU JEFF T BRAND BUILDING LLC COLLINS BLOCK LLC 60 COLUMBUS CR 19TH FL 205 S GALENA ST 205 S GALENA ST NEW YORK,NY 10023 ASPEN,CO 81611 ASPEN,CO 81611 WOODS FAMILY LP PO BOX 11468 ASPEN,CO 81612 i i EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 520 E/-}sr J2bRPrN1_ , Aspen,CO SCHEDULED PUBLIC HEARING DATE: M A y a ,2015 STATE OF COLORADO ) ss. County of Pitkin ) 1, kAt/P Kf�kAja_,Al (2/2 U0 (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E)of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was osted at least fifteen(15) days prior to the public hearing on the 23 day of A8 ai 1 , 20Z, to and including the date and time of the public hearing. A photograph ofthe posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of propertyowners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the fust public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) I i Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. i P g PP � P The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. I Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signat The fore oing"Affidavit of Notice"was acknowledged before me this IL day of 20/8 by eafih/.ems x I-e-t a n LINDSEY GEARY WITNESS MY HAND AND OFFICIAL SEAL NOTARY PUBLIC STATE OF COLORADO My commission expires: /Q—/0 —ZOZ Q NOTARY ID#20164039704 My Commission Exoires October 18,2.020 Not y Public ATTACHMENTS AS APPLICABLE: • COPYOFTHEPUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE ADDRESS OF PROPERTY: Aspen, CO SCHEDULED PUBLIC HEARING DATE: STATE OF COLORADO ) ss. County of Pitkin ) (name, please print) being or re resenting an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A,copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials; which was not less than twenty-two (22) inches wide and twenty-six (26) -inches high, and which was,composed of>letters not less than,one inch in height. Said notice was posted at least fifteen (15)days prior to the public,hearing on the —_ day of , 20_, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in 'Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the_public_he`i� _notice was hand delivered or mailed by first class postage 'prepaid�U.S.�'ri fil.to, all owners of property within three hundred (300) feet of the 4�arL_ Mi pr opertycsubjectuto the development application. The names and addresses of 'property'owners-shallbe those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. . (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral-estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and. new Specially Planned Areas, are subject to this notice,requirement:. Rezoning or tett amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey, map or,other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. au2k Sign e The foregoin "Affidavit of Notice" was=before me this��day of 206, by a e�, Koi OF PUBLIC NEARING ' RE:300 W.MMn 50aa1 WITNESS MY HAND AND OFFICIAL SEAL pu00o Having: May 9.2018.430 PM MaaOg la30 S. d Hall.coy CCO ! �I Cn,jw 1305.Galore. f�pen.I 81611 Paola Laslbn:300 W.Main 91rea1 CI OexnpOon: Las O,R and S.Bbck H, I y commission expires: pl1yy art r nva a Aspbi Aspen.Caeep.PUD11 ItZy3S I"A �S Description: Tna eppemDescription: m reauasn eppmvel abKA, rmnoeel ae exishp seucWe enMd�agassSW kva trackre aro a Maar area Conus ereuaMe hx lent mea pmpenias. Lane Ua RavMws:Mvpr eAareeoeeaollrpelu. OaOdevgAa om,"le,Fla. Notary PublicS NICOLE ELIZABETH NENNING 0aaswn°aMnB eoey: Nisa.lp PrexrvaBm NOTARY PUBLIC•STATE OF COORADO Appl Denas Cnaolnemn. 1100 MW*W Notary Idenlifi[ation o201540L12 550 Avenue.Wemene.IL 60091. Mae lnlametion: Fa Nona Nlameeon mJalee to My Commission E i pues 313112019 Uro projea.oopnelevae bA�mye 5'enpn at 9ie City d Aspen . A •° i9>o1 =�B�amv30 ATTACHMENTS AS APPLICABLE: NblisMtl m the Aspraaea W88W on Ape 19. PUBLICATION 20 en VH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 EXHIBIT AFFIDAVIT OF PUBLIC.NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY:. Lo MA14 , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 12018 STATE OF COLORADO ) ) ss. Conn",s'of Pitkin ) I, SA"trl 1XJJ>/00 GUNNIFEB /Tf(named, pleea a print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice.• By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy qf the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed.of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the ap day of 0124 L 201-?L, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen(15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notif cation and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a mew land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and,listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business (Tours for fifteen (15) days prior to the public hearing on such amendments.. ts Signature The foregoing "Affidavit of Notice"was ackowiedged before me.this23 day of. �(L11. 20�, by � Sh7Tii &-+) WITNESS MY HAND AND OFFICIAL SEAL FNNO:tary ONI ROSE BRADFORD M commission expires: I I x020 Y PUBLIC-STATE OF COLORADO Y P loentificafion 0 20074030273 ommission Expires 1n9l2020 / a �L04L Notary Public ATTACHMENTS AS APPLICABLE: o COPY OF THE PUBLICA TION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) e LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL e APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 I I • ��' a'0r,�� AP r s 9 � Q 1-1 lb S P ,�,�spee_, y� e ' 'T" . t�. - j -• yrJ1-Rt,a ! . v�l����':�°� °� - _, y''0._'"- �N 2R 1�" ' t °, �°'o,m�,a.s �,�1`+�'• � .. • C - ) - °�� �' � e�`.t'P� �" l�{R ° ' ,! � }�,��0 O� S` P$.B� .i�t[Q r�d4°?SMo� ���+ � :ted��i ° ° r I �: .;�' `O _ '• F' °Po _�^ 'P� °d h �' e t eppem pt C a 3 hfes' (' ®'° ` -°�" -e a a.r 1 � .&' �e•_s ki. a �� ° d ° t- ��• 3 t OO ca q o° o`� o� q 1 '° � • '$� ..� °. I k���d� e&� � � e ��P '���1�a1�f�Pf� yr [i �° • � �, P. o� .,q,��..,��Jp �o� P � e-° ��y �i �° °♦ 0 1 t 1 n ifr �f e6 m f}P1�, "�.o Y Rte• �S �d v•� ,�e�. t •aS.- °�O° V o f �! �(,•I �� It t!o to'O �O �. 'P � �•- �O S( ~• - �'.aS c:° CV i i r y jj-i °QIP °' � Qb 0l°4 ¢ °. P 7 1!� Pio° P oa' a] I '.q�g° ( . } •.4 ��o �I[° - � ° Gol 1 i •53 [ll� I Q. ��h '°°�09 �.o ,c°° p �� °b �) �. q' c. `�� -f.f.'�l•f l e..� [ � ell p b � �b .�t •Y- ,[ V[�CJ%>•yl 8 d 8° b m PB o � t:.� -':-• � � o°'j I - 5- Jhq It � 1µ7r Bo �{'� 0� I °O � c � � - 't• � �y��� op p! e t ,_ ° { � � Gla ° ° °� � b @(�'m �r �. -f'•`, ��ft�i °8 r;,� . '�° ' !I 1 re c,°� °fl° �9 0-''� (f � � � t ,f`i[,tt'r r�}>-`��A ��,+• Pitkin County Mailing List of 300 Feet Radius From Parcel: 273512441006 on 04/20/2018 L,O U N, will � Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. http://www.pitkinmaDsandmore.com JACOBY FAMILY LP RICKEL DAVID GLICKMAN ADAM 700 20TH ST 275 GOLDENROD DR 644 FERNANDEZ JUNCOS AVE#301 VERO BEACH,FL 32960 LANDSDALE,PA 19446 DISTRICT VIEW PLAZA MIRAMAR SAN JUAN PUERTO RICO 00907-3122, PRICE DOUGLAS TATE ELIZABETH&CHARLES PESIKOFF DAVID PO BOX 220 1967 PINNACLE CIR 1811 NORTH BLVD CABIN JOHN,MD 20818 SAINT GEORGE,UT 84790 HOUSTON,TX- 77098 CROWLEY SUE MITCHELL REV TRUST 333 WEST BLEEKER LLC WEST MAIN VENTURES 6000 RIVERSIDE DR#A366 PO BOX 2408 PO BOX 11977 DUBLIN,OH 43017 ASPEN,CO 81612 ASPEN,CO 81612 INNSBRUCK CONDO ASSOC 220 WEST MAIN PARTNERS LLC ASPEN A CONDO ASSOC 233 W MAIN ST 730 E COOPER AVE COMMON AREA ASPEN,CO 81611 ASPEN,CO 81611 308 W HOPKINS AVE ASPEN,CO 81611 CHISHOLM HEATHER M TACO 2 LLC PRICE DOUGLAS 205 W MAIN ST 220 W MAIN ST#202 PO BOX 220 ASPEN,CO 81611 ASPEN,CO 81611 CABIN JOHN,MD 20818 SPERAW ENDEAVORS LLC 233 WEST BLEEKER LLC RISCOR INC PO BOX 6575 400 E MAIN ST#2 3838 OAK LAWN AVE#1000 SNOWMASS VILLAGE,CO 81615 ASPEN,CO 81611 DALLAS,TX 75219 211 WEST MAIN LLC JEWISH RESOURCE CENTER CHABAD OF A: TAD PROPERTIES LLC 323 W MAIN ST 435 W MAIN ST PO 60X9978 ASPEN,CO 81611 ASPEN,CO 81612 ASPEN,CO 81612 WHALEN JOSHUA L&KATHRYN M INNSBRUCK CONDO ASSOC BROWDE KRISTEN PRATA 2256 ASH ST 233 W MAIN ST 604 QUAKER RD DENVER,CO 80207 ASPEN,CO 81611 CHAPPAQUA,NY 10514 STEVENS BRUCE KING LOUISE LLC TYROL APARTMENTS LLC 214 W BLEEKER ST PO BOX 1467 200 W MAIN ST ASPEN,CO 81611 BASALT,CO 81621 ASPEN,CO 81611 INNSBRUCK CONDO ASSOC A&H LLC MOUNTAIN LODGE HOLDINGS LLC 233 W MAIN ST 332 W MAIN ST#101 (A) 605 W MAIN ST#2 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 220 WMAC LLC TACO 2 LLC 320 WEST MAIN LLC PO BOX 8346 220 W MAIN ST#202 2020 CALAMOS.CT ASPEN,CO 81612 ASPEN,CO 81611 NAPERVILLE,IL 60563 TAD PROPERTIES LLC SHEEHAN WILLIAM J&NANCY E BOND RICHARD CAREY PO BOX 9978 10 GOLF VIEW LN 320 JULIA ST ASPEN,CO 81612 FRANKFORT,IL 60423 NEW ORLEANS,LA 70130 GREENASPEN LLC COLORADO MTN NEWS MEDIA GUNNING JANINE L 30 ISLAND DR PO BOX 1927 PO BOX 11705 KEY BISCAYNE,FL 33149 CARSON CITY,NV 89702 ASPEN,CO 81612 TACO 2 LLC ELKINS LESLIE KEITH TRUST ROSENTHAL DIANNE ' 220 W MAIN ST#202 - 1001 FANNIN#700 - PO BOX 10043 ASPEN.CO 81611 HOUSTON,-TX 77002 ASPEN,CO 81612-7311 INNSBRUCK CONDO ASSOC KARP MICHAEL WEST MAIN VENTURES 233W MAIN ST 1630 LOCUST ST#200 POBOX 11977 ASPEN,CO 81611 PHILADELPHIA,PA 19103 ASPEN,CO 81612 FCB LLC SPERAW ENDEAVORS LLC 220 WEST MAIN PARTNERS LLC PO BOX 6622 PO BOX 6575 730 E COOPER AVE' SNOWMASS VILLAGE,CO 81615-6622 SNOWMASS VILLAGE,CO 81615 ASPEN,CO 81611 _ EDGEWATER PROPERTIES LLC PRICE DOUGLAS MOUNTAIN LODGE HOLDINGS LLC 18081 BURT ST - PO BOX 220 - 605 W MAIN ST#2 - OMAHA;NE 68022 CABIN JOHN,MD 20818 ASPEN,CO 81611 ASPEN MEDICAL CENTER_CONDO ASSOC LEVY ROBERT I LADA COMMUNITY PROPERTY TRUST COMMON AREA 2099 NW PINE TREE WY 2860 AUGUSTA DR W MAIN ST STUART,FL 34994 LAS VEGAS,NV 89109 ASPEN,CO 81611 HERRON APARTMENTS CONDO ASSOC BLUEGREEN VACATIONS UNLIMITED INC 220 WEST MAIN PARTNERS LLC 333 W MAIN ST 4960 CONFERENCE WY N#100 730 E COOPER AVE ASPEN,CO 81611 BOCA RATON,FL 33431 ASPEN,-CO 81611 SNYDER GARY KETTELKAMP TRUST CARINTHIA CORP 8324 BROODSIDE RD 3408 MORRIS AVE 45 E LUPINE DR ELKINS PARK,PA 19027 PUEBLO,CO 81008 - ASPEN,CO 81611 GIERTZ JAMES R&TAMARA J TACO 2 LLC ASPEN HOMEOWNERS ASSOCIATION 144 FLYWAY DR 220 W MAIN ST#202 311 W MAIN ST KIAWAH ISLAND,SC 29455 ASPEN,CO 81611 ASPEN,CO 81611 PRICE DOUGLAS SPERAW ENDEAVORS LLC BOOKBINDER FISHDANCE&DELANEY LLC- PO BOX 220 PO BOX 6575 164 LITTLE PARK RD CABIN JOHN,MD 20818 SNOWMASS VILLAGE,CO 81615 GRAND JUNCTION,CO 81503 CLICK JANE INNSBRUCK CONDO ASSOC ALLAN ANDREW S 333 W MAIN ST#2A 233 W MAIN ST 154 MARION ST ASPEN,CO 81611 ASPEN,CO 81611 DENVER,CO 80218 TWIN COASTS LTD GROSVENOR DENIS i 330 WEST BLEEKER ST LLC 433 PLAZA REAL#275 209 CAMINO DE LA MERCED#C 1000 POTOMAC ST NW#102 BOCA RATON,FL 33432 TAOS,NM 875716922 WASHINGTON,DC 20007 ASPEN MAIN OFFICE CONDO ASSOC ASPEN CONDOS ASSOC TACO 2 LLC 220 W MAIN ST COMMON AREA 220 W MAIN ST#202 ASPEN,CO 81611 311 W MAIN ST ASPEN,CO 81611 ASPEN,CO 81611 GASTON JOHN&KATHERINE PRICE DOUGLAS BLUEGREEN VACATIONS UNLIMITED INC 16 BRYNWOOD LN PO BOX 220 4960 CONFERENCE WY N#100 GREENWICH,CT 06831 CABIN JOHN,MD 20818 BOCA RATON,FL 33431 TACO 2 LLC BLUEGREEN VACATIONS UNLIMITED INC BLUEGREEN VACATIONS UNLIMITED INC 220 W MAIN ST#202 4960 CONFERENCE WY N#100 4960 CONFERENCE WY N#100 ASPEN,CO 81611 BOCA RATON, FL 33431 BOCA RATON,FL 33431 220 WEST MAIN PARTNERS LLC HEINEMAN S MARLENE CRETE ASSOCIATES LP 730 E COOPER AVE PO BOX 810323 1062 E LANCASTER AVE#30B ASPEN,CO 81611 DALLAS,TX 753810323 BRYN MAWR,PA 19010 320 W BLEEKER LLC CRETE ASSOCIATES LP' - SAND KATHERINE M 1717 W 6TH ST#470 1062 E LANCASTER AVE#30B - PO BOX 51 AUSTIN,TX 78703 BRYN MAWR,PA 19010 ASPEN,CO 81612 STEVENSON KAREN H TEMPKINS HARRY&VIVIAN CHAMBERS PETE 205 W MAIN ST 605 LINCOLN RD#301 PO BOX 220 ASPEN,CO 81611 MIAMI BEACH,FL 33139 CABIN JOHN,MD 20818 LAMBERT HENRY M GROVER FREDRICK W&PAULA J - STEVENS LESLEY 320 JULIA ST 399 MARSHALL HEIGHTS DR 214 W SLEEKER ST NEW ORLEANS,LA 70130 " WEXFORD,PA 15090. ASPEN,CO 81611 TADPROPERTIES'LLC MOUNTAIN LODGE HOLDINGS LLC SEVEN SEAS INVESTMENT LLC PO BOX 9978 605 W MAIN ST#2 1120 MICHIGAN AVE .ASPEN,CO 81612 ASPEN,CO 81611 WILMETTE,IL 60091 MOUNTAIN LODGE HOLDINGS LLC INNSBRUCK CONDO ASSOC TACO 2 LLC 605 W MAIN ST#2 233 W MAIN ST 220 W MAIN ST#202 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 t PRICE DOUGLAS CRETE ASSOCIATES LP PENSCO TRUST COMPANY PO BOX 220 1062 E LANCASTER AVE#30B 5114 OKEECHOBEE BLVD#203 CABIN JOHN,MD 20818 BRYN MAWR, PA 19010 WEST PALM BEACH,FL 33417 BLUEGREEN VACATIONS UNLIMITED INC TAD PROPERTIES LLC GILDENHORN MICHAEL S 4960 CONFERENCE WY N#100 - PO BOX 9978 5008 BALTON RD BOCA RATON,FL 33431 ASPEN,CO 81612 - BETHESDA,MD 20816 TACO 2 LLC DOUBLE D CONDO ASSOC, - 220 WMAC LLC 220 W MAIN ST#202 - 300 W SLEEKER ST PO BOX 8346 ASPEN,CO 81611 - ASPEN,CO 81611 ASPEN,CO 81612 212 N SECOND ST LLC. SHADOWVIEW.CONDO ASSOC - MAYER KEVIN 509 GUISANDO DE AVILA#201 320 W HOPKINS AVE 222 W HOPKINS AVE-#2 TAMPA,FL 33613 - ASPEN,CO 81611 ASPEN,CO'81611 NANOOK RIDGE LLC - MOUNTAIN LODGE HOLDINGS ILC PRICE DOUGLAS 324 W HOPKINS AVE#B 605 W MAIN ST#2 PO BOX 220 ASPEN,CO 81611 ASPEN,CO 81611 - CABIN JOHN,MD 20818 INNSBRUCK CONDO ASSOC JOSEPH RUSSELL C&ELISE E - SPERAW ENDEAVORS LLC 233 W MAIN ST 3682 WILLOWICK RD PO BOX 6575 ASPEN,CO 81611 HOUSTON,TX.77019 - SNOWMASS VILLAGE,CO 81615 BRAFMAN STUART&LOTTA BEA TRST TWIN COASTS LTD VANCE STEPHEN M - 5630 WISCONSIN AVE#401 433 PLAZA REAL#275 625 E MAIN ST#102B CHEW CHASE,MD 20815 BOCA RATON,FL'33432 ASPEN,CO 81611 ASPEN HOUSE LLC TAD PROPERTIES LLC INNSBRUCK CONDO ASSOC 225 N COLUMBUS DR#100 PO BOX 9978 233 W MAIN ST CHICAGO,IL 60601 ASPEN,CO 81612 ASPEN,CO 81611 MOUNTAIN LODGE HOLDINGS LLC MARTIN SCOTT M INNSBRUCK CONDO ASSOC 605 W MAIN ST#2 PO BOX 51 233 W MAIN ST ASPEN,GO 81611 ASPEN,CO 81611 ASPEN,CO 81611 BLUEGREEN VACATIONS UNLIMITED INC BLEVINS J RONALD 8.PHYLLIS MOUNTAIN LODGE HOLDINGS LLC 4960 CONFERENCE WY N#100 310 W BLEEKER ST 605 W MAIN ST#2 BOCA RATON,FL 33431 ASPEN,GO 81611 ASPEN,CO 81611 TACO 2 LLC LORENTZENiAMY L BRIEN ALICE 220 W MAIN ST#202 125 22ND ST 332 W MAIN ST ASPEN,CO 81611 HERMOSA BEACH.CA 90254 ASPEN,CO 81611 PIONEER PARTNERS LTD SPERAW ENDEAVORS LLC 220 WEST MAIN PARTNERS LLC 617 W MAIN ST PO BOX 6575 730 E COOPER AVE ASPEN,CO 81611 SNOWMASS VILLAGE,GO 81615 ASPEN,CO 81611 PRICE DOUGLAS - TAD PROPERTIES LLC TACO 2 LLC PO BOX 220 PO BOX 9978 220 W MAIN ST#202 CABIN JOHN,MD 20818 ASPEN,GO 81612 ASPEN,CO 81611 INNSBRUCK CONDO ASSOC - BLUEGREEN VACATIONS UNLIMITED INC CRETE ASSOCIATES LP 233 W MAIN ST 4960 CONFERENCE WY N#100 1062 E LANCASTER AVE#30B ASPEN,GO 81611 BOCA RATON, FL 33431 BRYN MAWR,PA 19010 SPERAW ENDEAVORS LLC WEST MAIN VENTURES NEWTON BARBARA PO BOX 6575 PO BOX 11977 PO BOX 9410 SNOWMASS VILLAGE,CO 81615 ASPEN,CO 81612 ASPEN,GO 81612 TAD PROPERTIES LLC PRICE DOUGLAS TYROLEAN LODGE LLC PO BOX 9978 PO BOX 220 200 W MAIN ST ASPEN,CO 81612 CABIN JOHN,MD 20818 ASPEN,CO 81611 INNSBRUCK CONDO ASSOC GUNN ROBERT W FAMILY TRST GUNNING RALPH 233 W MAIN ST 409 OCEAN AVE PO BOX 11912 ASPEN,GO 81611 MARBLEHEAD,MA 01945 ASPEN,CO 81612 MARTIN SCOTT M DH:ASE LLC TOLER MELANIE S TRUST PO BOX 51 2711 CENTERVILLE RD#400 327 W BLEEKER STREET ASPEN,CO 81611 WILMINGTON,DE 19808 ASPEN,CO 81611 MOUNTAIN LODGE HOLDINGS LLC WEST SIDE CONDO ASSOC 233 WEST BLEEKER LLC 605 W MAIN ST#2 234 W HOPKINS AVE- 400 E MAIN ST#2 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 331 W BLEEKER LLC JACOBY FAMILY LP CRETE ASSOCIATES LP 2727 ALLEN PKY#1400 700 20TH ST 1062 E LANCASTER AVE#30B HOUSTON,TX 77019 VERO BEACH,FL 32960 BRYN MAWR,PA 19010 PRICE DOUGLAS GARET CONDO ASSOC SILVERSTEIN PHILIP&ROSALYN PO BOX 220 400 E MAIN ST#2 25 KNOLLS CRESCENT APT 81 CABIN JOHN,MD 20818 ASPEN,CO 81611 BRONX, NY 10463 INNSBRUCK CONDO ASSOC SAND KATHERINE M WINER CAROL G 233 W MAIN ST PO BOX 51 6740 SELKIRK DR ASPEN,CO 81611 ASPEN,CO 81612 BETHESDA,MD 20817 THE CITY OF ASPEN City of Aspen 130 S. Galena Street, Aspen, CO 81611 p: (970) 920.5000 f: (970) 920.5197 w: www.aspenpitkin.com NOTICE OF PUBLIC HEARING RE: 300 W. Main Street Public Hearing: May 9, 2018, 4:30 PM Meeting Location: City Hall, City Council Chambers 130 S. Galena St., Aspen, CO 81611 Project Location: 300 W. Main Street Legal Description: Lots 0, R and S, Block 44,City and Townsite of Aspen, Colorado, PID #2735-124-41-006. Description: The applicant requests approval to remodel the existing structure and requests setback variations and a floor area bonus available for landmark properties. Land Use Reviews: Minor Development, Residential Design Standards, Setback Variations and Floor Area Bonus. Decision Making Body: Historic Preservation Commission Applicant: Dennis Chookaszian, 1100 Michigan Avenue, Wilmette, IL 60091. More Information: For further information related to the project, contact Amy Simon at the City-of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2758, amy.simon@cityofaspen.com. .Published in the Aspen Times on April 19,2018 PUBLIC NOTICE Date ,,, May 9 , 2018 Time . 4 : 30 PM Place : City Hall , 130 S . Galena St City Council Chambers Purpose , _ _ Dennis Chookaszian , 1100 Michigan Ave . , Wilmette , IL 60091 , owner, requests HRC approval to remodel the existing structure and requests setback variations and a floor area bonus available for landmark properties . For more information contact the City of Aspen. 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