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Home My WebLink AboutLand Use Case.HP.210 S Mill St.HP-1988-0541 POk (49- ce NH . fi f 4 1 . (*56 2 4 0-19 1%- 85 t.. 1 1 - I MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: 210 S. Mill St. (Footloose), Minor Development Date: September 27, 1988 LOCATION: 210 S. Mill St., Lot K, Block 88, Townsite and City of Aspen APPLICANT'S REQUEST: The applicant is requesting approval for the minor development application to install three windows in a non-bearing wall in front of Footloose and Fancy Things. ZONING: CC Zone District, Commercial Core Historic Overlay District; building constructed in 1982. PROCEDURE FOR PROJECT REVIEW: This is a one-step process, with HPC approval based on the proposed development meeting the standards in Section 7-601(D), reviewed below. The remodeling activity consists of no more than three (3) features (windows). PROJECT SUMMARY: The proposed remodeling activity would provide relief to a large, solid brick wall, allowing light to penetrate into the semi-enclosed stairway and into the storefront windows of the business. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to a Historic Landmark. Response: The structure is not historic, however, is located across from the landmark Wheeler Opera House. Staff finds the proposed development activity compatible with the building and neighboring historic structures. The existing windows would be matched exactly. These are anodized metal frame with a smaller lower panel which adds interest in the fenestration pattern. The largest window begins at 40" above grade, the middle window directly next to it begins at 60" above grade, the last window (the smallest of the three) begins at 80" above grade. The step up occurs at this lower stair level with the tops aligned at 11' 3/8" above grade. Each window is approximately 3.5' in width. Although this window pattern is not used anywhere else in the building, staff finds it functional and not objectionable. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Staff finds the proposed development consistent with the neighborhood. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels Response: Staff finds that the proposal does not detract from the cultural value of the structure or neighboring historic structures. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure of part thereof. Response: As no historic structure is involved this standard does not apply. However, staff finds the proposed window pattern an interesting break architecturally in the standard fenestration rhythm established in this building. The remodel should enhance the business as well by adding needed light into a somewhat dark stairway. One alternative may be to align the windows in perfect horizontal fashion, however, the purpose of eyelevel transparency into the storefront windows would probably not be accomplished if this were required. RECOMMENDATION: The Planning Office recommends that HPC grant minor development approval for the application for 210 S. Mill St., requiring the new windows exactly match those that currently exist throughout the remainder of the building. hpc.memo.210sm 2 8 --i ATTACHMENT 2 Minimum Submission Contents for All Development Applications All Development Applications shall include, at a minimum, the following information and materials. 1.-The applicant' s name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. 2. wfi~ street address and legal description of the parcel on which the development is proposed to occur. 3. A disclosure of ownership of the parcel on which the development is proposed to occur, 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 Â· 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. 2 An explanation of why the proposed development complies with the substantive development review standards relevant to'the Development Application. ATTACHMENT 3 Specific Submission Contents: Minor Development to Historic Landmark or in Historic Overlay District A Development Application for a Minor Development Plan shall include the following: 1.-A written description Of the proposed development. 2. z An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development. 3.va A scale drawing of the proposed development in relation to any existing structure. 4.2 A statement of the effect of the proposed development on the original design of the historic structure (if applicable) and character of the neighborhood. /9 7- E 1 07 -1- 77 â‚¬ 7->* C~ e 7 Â£2 2 Â£ 15 02- .4.7 61275.77.19 - 73 CJ ' L Â» . -- e- d- c /2-- â‚¬ >- 77 L_, 6 7--/5 22 1/U- 1 9 9 1 15 Lce 4*9. -7 /-- .El ,+ r 7,9 + - 7 (9 2 H (57077( c 17 /5 1- 7-1- Â¢ cÂ» I ATTACHMENT 4 Review Standards: Development in H, Historic Overlay District or Development Involving Historic Landmarks No approval for any development in the H, Historic Overlay District or involving Historic Landmarks shall be granted unless the HPC finds that all of the following standards are met. a. The proposed development is compatible in character- with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements; and b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development; and C. The proposed development enhances or does not detract from the cultural value of designated historic struc- , tures located on the parcel proposed for development or adjacent parcels; and d. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. e. Historic District and Historic Landmark Development Guidelines have been adopted by the City Council for use by HPC. Applicants should consult these guidelines in addition to the above standards. Attachment 5 Public Hearing Notice Requirements There are three forms of notice required by the Aspen Land Use Regulations, these being notice by publication in the newspaper, notice by posting Of the property and notice by mail to surrounding landowners. You can determine whether your application requires notice, and the type of notice it requires, from Table 1, which is attached to this summary. Following is a summary of the notice requirements, including identifying who is responsible for completing the notice. 1. Publication Publication of notice in a paper of general circulation in the City of Aspen is to be done at least 15 days prior to the hearing. The legal notice will be written by the Planning Office Administrative Assistant and we 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 10 days prior to the hearing. It is the applicant's responsibility to obtain a copy of the sign from the Planning Office, to fill it in correctly and to bring proof (preferably a photograph) to the hearing that posting took place. 3. Mailing 1 Mailing of notice is to be made to all owners of property within 300 feet of the subject development parcel by the applicant. It is the applicant's responsibility to obtain a copy of the notice from the Planning Office, to mail it according to the following standards, and to bring proof to the hearing (in the form of a signed affidavit) that the mailing took place. Standards for notice shall be as follows: a. Any federal agency, state, county or municipal government service district or quasi governmental agency that owns property within 300 feet of the subject property must be mailed notice 15 days prior to the hearing. b. All other landowners within 300 feet of the subject property must be mailed notice 10 days prior to the hearing, unless notice is given by hand delivery, in which case it must be sent 5 days prior to the hearing. C. Subdivision applications only also require notice by registered mail to all surface owners, mineral owners and lessees of mineral owners of the subject property. 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 days prior to the date of public hearing. UJU3I-E 1 SUMMARY OF FUBLIC HEARING NCITICE Fâ„¢XEECURES APPLICATION TYPE PUBLIC HEARING REWIRED? BY WHCM FORM OF NOTICE* Conditional Use Y Commission 2,3 Special Review N 8040 Greenline N Stream Margin N Mountain View Plane N Conceptual Historic Development Y HPC 1,2,3 Final Historic Development N Minor Historic Development N Historic Demolition Y HPC 1,2,3 Historic Designation Y HPC, Commis. HPC-1,2,3 & Council Commis.- 1,2,3 Council-4 , Conceptual SPA Y Council 1,2,3 Final SPA Y Commission 1,2,3 Conceptual PUD 'Â· Y Council 1,2,3 Final PUD Y Commission 1,2,3 Subdivision Y Commission 1,2,3 Condominiumization N Lot Split Y Council 1,2,3 I_ot Line Adj ustment N GMQS Allotment Y Commission 1,2,3 GMQS Exemption N (except for see above for lot split lot split) Map Amendments Y Commission & Commis.-1,2,3 Council Council-4 Text Amendments Y Commission & Commis.-1 Council Council-4 * Numbers refer to the following: 1 = Publication in newspaper 2 = Posting of property 3 = Mailing to surrounding landowners 4 = Ordinance adoption procedures . 1. Attachment 6 General Summary of One Step HPC Application Process 1. Application Types: The following are the Development Applications which are processed in one step by the HPC: * Minor Development 2. Development Review Procedure Summary. The one step HPC review procedure can be described as follows. Stage One: Attend pre-application conference. The purpose of this one-on-one meeting with staff is to determine the review process into which your development proposal fits and to identify the materials staff will need to review your application. Stage Two: Submit Development Application. Based on your meeting with staff, you should respond to the appropriate portions of the application package and submit the requested number of copies Of a complete application, with the appropriate processing fee, to the Planning Office. Stage Three: Determination of Completeness. Within five working days of the date of your submission, the application package will be reviewed by a member of the staff. You will be notified in writing of whether the application is complete or if additional materials are required. Please be aware that the purpose of the completeness review is to determine whether or not you have submitted what was requested, not whether the information is sufficient to obtain approval. Stage Four: Review of Development Application. Once your application is determined to be complete, a date for its review by the HPC will be set. The submission due date is a minimum of 12 days prior to the HPC review date, to allow for staff review and memo preparation. It is the planner's task to review your application with respect to its compliance with the Code and to write a review memo. In the memo, the planner will recommend approval, denial or tabling of the application and recommend appropriate conditions to this action. The memo is normally available at the end of the week before your hearing. You will be called to pick up a copy of the memo when it is ready, or we can mail it to you if you so request. Your project will be presented to the HPC at a regularly scheduled meeting. A copy of the agenda showing where during the meeting your application is scheduled can be obtained when you pick up the staff memo. . The typical meeting includes a presentation by staff, a presentation by you or your representative, questions and comments by the review body and the public and an action on the staff recommendation, unless additional information is requested by the review body. Stage Five: Receipt of Building Permit. Once you have received final approval of your development application, you may proceed to building permit review. During this time, your project will be examined for its compliance with the Uniform Building Code. It Will also be checked for compliance with applicable provisions of the Land Use Regulations which were not reviewed in detail during the one step review (this might include a check of floor area ratios, setbacks, parking, open space and the like). Fees for water, sewer, parks and employee housing Will be collected if due. Any document required to be recorded, such as a plat, deed restriction or agreement, will need to be reviewed and recorded before a Building Permit is issued. For more information on the Building Permit Stage, please visit the Building Department to obtain handouts on their review procedures. 3. Consolidation: Minor Development review may be consolidated with the designation of a historic structure. However, actual consolidation of HPC review with review by the Commission is not possible due to the different review bodies required to approve such applications. However, staff recommends concurrent application review to reduce your overall processing time. Applications which you may submit for concurrent P&Z review include: * Conditional use * Special review * ESA * GMQS exemption for historic landmark or affordable housing If you are submitting any of the above applications along with your one step application, you should also obtain the application package for that type of submission from this office. 1stephpcsumm f ' , MINOR HISTORIC DEVELOPMENT Application Package Contents Attached is a Development Application package for submission of your application. Included in this package are the following attachments: 1. Application Form 2. Description of Minimum Contents of Development Application 3. Description of Specific Contents for Submission of your Application 4. Copy of Review Standards for Your Application 5. Public Hearing Notice Requirements Summary 6. General Summary of Your Application Process Generally, to submit a complete application, you should fill in the application form and attach to it that written and mapped information identified in Attachments 2 and 3. Please note that all applications require responses to the review standards for that particular development type. The standards for your application are listed in Attachment 4. You can determine if your application requires that public notice be given by reviewing Attachment 5. Table 1 of that attachment will tell you whether or not your application requires notice and the form the notice should take. Your responsibilities in this regard are summarized in the cover explanation to the table. We strongly encourage all applicants to hold a pre-application conference with a Planning Office staff person so that the requirements for submitting a complete application can be fully described to you. Please also recognize that review of these materials does not substitute for a complete review of the Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. 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