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Home My WebLink AboutLand Use Case.302 E Hopkins Ave.HPC033-01- 302 E. Hopkins Pinai nru ~6X A P- 5/0 ~ 1 H \ 7 ----- - I -- 32. CASE NUMBER HPC033-01 PARCEL ID # 2737-073-29005 CASE NAME 302 E. Hopkins Final HPC PROJECT ADDRESS 302 E. Hopkins PLANNER Amy Guthrie CASE TYPE Final HPC OWNER/APPLICANT John Davis C/o MSJ Properties REPRESENTATIVE, Philos International DATE OF FINAL ACTION 5/9/01 CITY COUNCIL ACTION PZ ACTION HPC Reso. 19-2001 ADMIN ACTION Approved BOA ACTION DATE CLOSED 6/19/02 BY J. Lindt d PARCEL ID: |2737-073-29005 DATE RCVDi~|4/4/01 # COPIES:~--- CASE NO HPC033-01 CASE NAME:~302 E Hopkins Final HPC PLNR: LA 4ydi#*A2 PROJ ADDR:~30?,5â€žÂ·1'Â°pkins CASE TYP:]Final HPC STEPS:~ OWN/APP: John Davis C/o MSJ ADR~ PO Box 966 C/S/Z: ~BasalUCO/81612 PHN:~379-3372 REP:|Philos International ADR:~ CIS/Z:~Aspen/CO/81611 PHN1544-4777 FEES DUE:~2765 D FEES RCVD12765 STAT: F- REFERRALS - %01 REF:~ BY 1 DUE:| ~ - " 41. MTG DATE REV BODY PH NOTICED I DATE OF FINAL ACTION:~ 019(01 CITY COUNCIL: REMARKS~ PZ:' Fipt Â£'ege.~ acz-~-22Â©\ CLOSED: b/29/02- BY:I\,38 LUL BOA: DRAC: PLAT SUBMITD: ~ PLAT (BK.PG):~ ADMIN: )4 /1 ~33&.iâ€ž, 8 ra\Act ~opÂ«M &4 Top o â‚¬ Mic f v LÂ© MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Direct04#43 FROM: Amy Guthrie, Historic Preservation Officer RE: 302 E. Hopkins Avenue- Final Review, Special Review for Utility/Trash Storage, and Parking Review-Public Hearing DATE: May 9, 2001 SUMMARY: 302 E. Hopkins Avenue is a designated historic landmark and is located in the Commercial Core Historic District. In September 1999, HPC approved partial demolition to remove a non-historic part of the existing house, on-site relocation to move the historic shed closer to the house, and conceptual approval for a new structure along the alley. The applicant now requests final design review, special review to reduce the required amount of on-site utility/trash storage, and waiver of required parking. APPLICANT: MSJ Properties, represented by Philos International. LOCATION: 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen. Commercial Core zone district. SIGNIFICANT DEVELOPMENT (FINAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume 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, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after 1 making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2),for detached accessory dwelling units. Response: This house was built in 1883, which makes it one of the oldest remaining structures in the Aspen Townsite. Throughout it' s history the building has been used for both commercial and residential purposes. It is the only example of the "Carpenter Gothie" style in Aspen, defined by the steeply pitched roof and decorative trim on the front of the building. (Carpenter Gothic is the Gothic Revival style carried out in wood rather than stone.) In 1999, the HPC and applicants held several worksessions and formal reviews on this project. The proposal moved from a 3-4 story tower along the alley, to the modest plan for a 2 story commercial building that is now before HPC. There was lengthy debate and public testimony on the importance of protecting the historic character of the site. Staff would like to compliment the owners for working so hard on reducing the impacts of the new building and on their willingness to compromise. The design submitted for final review is completely in keeping with the conceptual approval. For this review, the following points were to be addressed: 1. Further explanation is needed from the architect as to why the existing lightwell is proposed to be enlarged and why the stairs to the basement cannot be recessed further from the street than the 2' that is presented in these plans. The HPC requests a restudy so that the stairs start 3'6" back from the west face of the new building. 2. For final review, the architect is required to identify the location for any future rooftop mechanical equipment and verify that the equipment can be adequately screened from the pedestrian view. 3. HPC recommends that P&Z support the applicant's request for a reduction in on-site parking and trash storage. Staff has met with the architect and agrees that there is no easy way to pull the basement staircase back from the sidewalk and still meet UBC requirements. In regard to the lightwell, it will allow for more light into the below grade affordable housing unit and probably has minimal impacts given the amount of green space along the front and west sides of the house. The architect will need to provide information about any railing or screening that would be proposed. The roof plan identifies where mechanical equipment will be placed on the new commercial structure. It is away from the street and will be screened by a 37" parapet wall. Staff would like the applicant to provide information about any plans for a rooftop deck and or furnishings, so that their impacts may be addressed now as well. 2 The last condition of conceptual approval dealt with the request for reduction of utility/trash storage area and parking. These issues will be reviewed by HPC, rather than the Planning and Zoning Commission, later in this memo. Staff finds that this project will be a preservation success story in the downtown. The development is at 58% of the maximum allowed FAR, and is completely detached from the historic house and shed. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The site is located in the Commercial Core, where residential buildings are an exception to the surrounding building patterns. These structures have proved particularly difficult to preserve given the development potential for the sites. Staff finds that the project will fit into the character of the surrounding area, which is a transition point into a less intense commercial and lodging neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The house will be preserved unchanged from its historic appearance, and will still have a strong relationship to the historic outbuilding, therefore staff finds that the proposal will not detract from the historic significance of the property. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereoÂ£ Response: The new building is only approximately 2'6" taller than the existing house. There are no alterations at all proposed for the original buildings. The new commercial structure takes references from 1991 century architecture and fits comfortably with the important historic resources on this site. SPECIAL REVIEW FOR UTILITY/TRASH STORAGE AREA Rather than direct the applicant to the Planning and Zoning Commission on this issue, the Planning Director has determined that it is appropriate for the review to be consolidated with HPC's final design discussion in order to eliminate and reduce duplication and ensure economy of time, expense, and clarity. The Land Use Code requires that, in the Commercial Core zone district, any property with up to 6,000 square feet of net leasable space must provide a utility/ trash storage area 3 which is 20 feet long, 10 feet deep, and 10 feet high, located along the alley. The applicant is proposing an area which is 15 feet long, 4 feet deep, and 10 feet high. Whenever special review is required for reduction of the dimensions of a utility/trash service area, the development application shall be approved only if: 1. There is a demonstration that given the nature of the potential uses of the building and its total square footage, the utility/trash service area proposed to be provided will be adequate. Response: The applicant is proposing to provide approximately half of the trash storage area required in the code. However, that standard is for projects with up to 6,000 square feet of net leasable space and this site will only have approximately 3,000 square feet of commercial area. Staff finds that the utility/trash storage area is appropriate to the size of the project. 2. Access to the utility/trash service area is adequate. Response: The area is located right along the alley, as is required. 3. Measures are provided for enclosing trash bins and making them easily movable by trash personnel. Response: The trash area is screened with an overhead door. The applicant should look at widening the opening slightly to allow the containers to be pulled out more easily. 4. When appropriate, provisions for trash compaction are provided by the proposed development and measures are taken to encourage trash compaction by other developments on the block. Response: It does not appear that the space is large enough to hold a commercial trash compactor. The applicant should discuss compactor options with Brian Flynn, the City's Environmental Specialist, and consider making the trash area slightly deeper to fit a compactor. 5. The area for public utility placement and maintenance is adequate and safe for the placement of utilities. Response: Utilities will be located right along the alley. The applicant has been in touch with utility departments. 6. Adequate provisions are incorporated to ensure the construction of the access area. Response: The area is accessed from an established alley. 4 PARKING WAIVER Section 26.470.070.D.5.b. of the Land Use Code allows certain waivers for mixed-use development involving a historic landmark. The particular section cited states the following: Parking. Parking shaN be provided according to the standards of Chapter 26.515 (Off- Street Parking Requirements), if the Historical Preservation Commission determines that parking can be provided on the site's surface and be consistent with the review standards of Chapter 26.415 (Development Involving Historic Landmarks), if applicable. Any parking that cannot be located on-site and that would therefore be required to be provided via a cash-in-lieu payment shall be waived. The property does not currently have enough on-site parking. The only on-site space that is available will be eliminated with this project. The applicant is required to provide parking to meet the needs of the new development. The code section written above says that whenever HPC finds that requiring on-site parking would make a project inconsistent with their review standards, that parking shall be waived. Clearly, the intent of this project has been to put all new development on the alley, and to limit the height of the new development. One or the other of those goals could not be accomplished if on-site parking is required. Staff finds that it is appropriate to waive the spaces, which is consistent with the treatment of numerous other recent historic preservation projects in the downtown. STAFF SUMMARY AND FINDINGS: The HPC may consider any of the following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to final approval or issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered). â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDED MOTION: I move to grant final approval, special review to reduce the required amount of utility/trash storage area, and waiver of required parking for the project located at 302 E. Hopkins Avenue with the following conditions: 1. The applicant shall provide a report from a structural engineer or housemover, verifying that the shed can be safely moved. 2. The applicant shall provide a letter of credit in the amount of $15,000 to ensure the safe relocation of the shed, along with a plan for how the building will be moved 5 and stored during construction. As was discussed at conceptual review, it appears that the outbuilding will likely have to be temporarily stored off-site. The off-site location and means of protecting the building must be approved by staff and monitor. 3. HPC staff and monitor must review and approve the stone that will be used at the basement stairwell, and the design for any railing or screen provided around the lightwell. 4. The applicant and board should discuss any future use of the rooftop on the new building and address furniture or other objects that would be visible from the street. 5. The opening into the trash storage area shall be widened to allow easier maneuvering of the dumpster. The trash area should also be deep enough to accommodate a compactor. 6. If more intensive uses, such as a restaurant, are added to the property in the future, the applicant shall be required to return to HPC or P&Z for approval of a new trash storage plan. 7. The HPC hereby waives the required on-site parking spaces. 8. The City Forester requires that the Douglas-Fir and Rocky Mountain Junip*~ trees in the public right of way be preserved and protected during constructiolâ‚¬,/ 9. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 10. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house and barn are to be removed as part of the renovation. 11. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 12. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 13. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 14. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 15. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 16. Submit details of any reconstruction or alterations at the back wall of the historic house for review and approval by staff and monitor. Exhibits: A. Staff memo dated May 9,2001 B. Application 6 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT, SPECIAL REVIEW FOR REDUCTION OF ON-SITE UTILITY/TRASH STORAGE AREA, AND WAIVER OF ON-SITE PARKING FOR 302 E. HOPKINS AVENUE, LOT K, BLOCK 80, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 19, SERIES OF 2001 WHEREAS, the applicant, MSJ Properties, represented by Philos International, has requested final approval, special review for reduction of on-site utility/trash storage area, and waiver of on-site parking for the property located at 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen. The property is a designated landmark. The project involves demolishing a non-historic addition to the existing house, relocating the shed on site, and building a new commercial structure at the rear of the lot; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing f and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from tile architectural character or integrity of a designated historic structure or part thereo f; and 111111111111111111111111111111111111111111111111111 lili 454911 05/30/2001 09: 26A RESOLUTI DAVIS SILV I 1 of 4 R 20.00 D 0.00 N 0.00 PITKIN COUNTY CO WHEREAS, all applications for special review to reduce on-site utility/trash storage area must meet all of the following Development Review Standards of Section 26.575.060.B, narnely: 1. Standard: There is a demonstration that given the nature of the potential uses of the building and its total square footage, the utility/trash service area proposed to be provided will be adequate. 2. Standard: Access to the utility/trash service area is adequate. 3. Standard: Measures are provided for enclosing trash bins and making them easily movable by trash personnel. 4. Standard: When appropriate, provisions for trash compaction are provided by the proposed development and measures are taken to encourage trash compaction by other developments on the block. 5. Standard: The area for public utility placement and maintenance is adequate and safe for the placement of utilities. 6. Standard: Adequate provisions are incorporated to ensure the construction of the access area; and WHEREAS, pursuant to Section 26.470.070.D.5.b. of the Land Use Code, the Historic Preservation Commission may determine that parking cannot be provided on the site' s surface and be consistent with the review standards of Chapter 26.415 (Development Involving Historic Landmarks), and shall therefore be waived, which determination the HPC did make; and WHEREAS, Amy Guthrie, in her staff report dated May 9,2001, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on May 9, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of 6 to 0. THEREFORE, BE IT RESOLVED: That final approval, special review for reduction of on-site utility/trash storage area, and waiver of on-site parking for the property located at 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen, be approved, finding that the review standards are met, with the following conditions: 1111111111111111111111111111111111111111111111111111111 454911 05/30/2001 09: 26A RESOLUTI DAVIS SILVI 2 of 4 R 20.00 D 0.00 N 0.00 PITKIN C0UNTY CO 1. The applicant shall provide a report from a structural engineer or housemover, verifying that the shed can be safely moved. 2. The applicant shall provide a letter of credit in the amount of $15,000 to ensure the safe relocation of the shed, along with a plan for how the building will be moved and stored during construction. As was discussed at conceptual review, it appears that the outbuilding will likely have to be temporarily stored off-site. The off-site location and means of protecting the building must be approved by staff and monitor. 3. HPC staff and monitor must review and approve the stone that will be used at the basement stairwell, and the design for any railing or screen provided around the lightwell. 4. The applicant and board should discuss any future use of the rooftop on the new building and address furniture or other objects that would be visible from the street. 5. The opening into the trash storage area shall be widened to allow easier maneuvering of the dumpster. The trash area should also be deep enough to accommodate a compactor. 6. If more intensive uses, such as a restaurant, are added to the property in the future, the applicant shall be required to return to HPC or P&Z for approval of a new trash storage plan, plus revisions or additions to the mechanical equipment. 7. The HPC hereby waives the required on-site parking spaces. 8. The City Forester requires that the Douglas-Fir and Rocky Mountain Juniper trees in the public right of way be preserved and protected during construction. 9. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 10. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house and barn are to be removed as part of the renovation. 11. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 12. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 13. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 14. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 15. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 16. Submit details of any reconstruction or alterations at the back wall of the historic house for review and approval by staff and monitor. 1111111111111111111111111111111111111111111111111111111 454911 05/30/2001 09: 26A RESOLUTI DAVIS SILVI 3 of 4 R 20.00 D 0.00 N 0.00 PITKIN COUNTY Co 17. The parapet on the new building must be no taller than 3'0". 18. The applicant must secure the proper parking permits for construction vehicles and is asked to be avoid negative impacts on neighboring parcels during the building process. APPROVED BY THE COMMISSION at its regular meeting on the 9th day of May, 2001. Approved as to Form: 00 Davidlioefer, Assistant dty Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION (]A Su*Ann~~*teid, Chair V ATTEST: Ma-4 - 2 fuu._a Kathy,Â§trickland, Chief DeI}Aty Clerk 111'111 lilli mi 111111111 lili 111'1111111 lilli 11111111 454911 05/30/2001 09: 26A RESOLUTI DAVIS SI LVI 4 of 4 R 20.00 D 0.00 N 0.00 PITKIN COUNTY CO 9/1. 2 1 .. MEETING DATE: July 17, 2001 NAME OF PROJECT: 302 EAST HOPKINS - GMQS EXEMPTION CLERK: Jackie Lothian STAFF: Chris Bendon WITNESSES: (1) Ralph Mitchell EXHIBITS: 1 Staff Report (x ) (Check If Applicable) 2 Affidavit of Notice (x ) (Check If Applicable) 3 Various maps, drawings MOTION: Ron Erickson moved to approve GMQS exemption for 302 East Hopkins, Lot K, Block 80, City of Aspen as amended to add to condition #5 the option open to the applicant of paying the cash-in-lieu or expanding the deed restricted unit to a two-bedroom on site unit without cash-in-lieu. Steve Whipple seconded. Roll call vote: Blaich, yes; II:~Ileman, yes; Erickson, yes; Martin, yes; Augello, yes; Cohen, yes; Whipple, yes; Howard, yes; Thomas, yes. APPROVED 10-0. VOTE: YES _10_ NO _0_ ROBERT BLAICH YES x_ NO JASMINE TYGRE YES _x_ NO ROGER HANEMAN YES x_ NO MICHAEL AUGELLO YES _x_NO RON ERICKSON YES x NO ERIC COHEN YES x NO PETER MARTIN YES x NO STEVE WHIPPLE YES_x NO JOHN HOWRD YES _x NO PETER THOMAS YES_x_ NO GMCVOTE ASPEN/PITKIN uROWTH MANAGEMENT CuiNIMISSION July 17, 2001 PUBLIC HEARING: 302 EAST HOPKINS GMQS EXEMPTION - RESO #3 Jasmine Tygre opened the public hearing for the Growth Management exemption for 302 East Hopkins. Chris Bendon provided the public notice and noted that thi s was an expansion of a historic landmark net leasable square footage. The expansion was 1,340 square feet with a deed restricted one-bedroom on site and a cash-in-lieu payment contained in the resolution. John Howard asked for clarification on the deed restricted unit size. Ralph Mitchell, applicant, responded that the current studio was being made into a one- bedroom as part o~the employee mitigation. Mitchell stated that he received conflicting requirements from housing originally in comparison with the recent recommendation from housing. Bendon suggested leaving that option open to the applicant of paying the cash-in-lieu or expanding the deed restricted unit to a two- bedroom unit on site without cash-in-lieu. No public comments. MOTION: Ron Erickson moved to approve GMQS exemption for 302 East Hopkins, Lot K, Block 80, City ofAspen as amended to add to condition #5 the option open to the applicant of paying the cash-in-lieu or expanding the deed restricted unit to a two-bedroom on site unit without cash-in-lieu. Steve Whipple seconded. Roll call vote: Blaich, yes; Haneman, yes; Erickson, yes; Martin, yes; Augello, yes; Cohen, yes; Whipple, yes; Howard, yes; Thomas, yes. APPROVED 10-0. Meeting adioum#d 7:15 p.m. â‚¬D ~ckie Lothidd, Deputy City Clerk 7 r v , lEn r Puuju _ RESOLUTION OF THE JOINT ASPEN/PI-TKIN~GROWTH MANAGMENT COMMISSION APPROVING A GMQS EXEMPTION FOR 302 E. HOPKINS AVENUE, LOT K, BLOCK 80, CITY AND TOWNSITE OF ASPEN PARCEL ID#2737-073-29-005 /7 Resolution No.3 , Series of 2001 WHEREAS, the applicant, MSJ Properties, represented by Philos International, has requested a Growth Management Exemption for new net leasable space on the property located at 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen. The property is a designated landmark; and WHEREAS, the Aspen Municipal Code provides certain Growth Management exemptions for Historic Landmarks, and the project was evaluated pursuant to Section 26.470.070(D)(4) and (5); and WHEREAS, the City of Aspen Community Development Director in a report dated July 17, 2001, performed an analysis of the application based on the standards, and recommended approval with conditions; and WHEREAS, during a duly noticed public hearing on July 17, 2001, the Joint Aspen/Pitkin County Growth Management Commission considered the recommendation made by the Community DevÂ¥ . nent Director, took and considered public testimony and found, by a vote of~ to -6'that the review standards are met. NOW, THEREFORE, BE IT RESOLVED: That the Joint Aspen/Pitkin County Growth Management Commission approves a Growth Management Exemption for new net leasable space on the property located at 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen with the following conditions: 1. A deed restriction for the affordable unit must be recorded prior to building permit issuance. 2. The unit shall be deed restricted at no higher than Category 3. 3. Language approved by the City Attorney's office shall be incorporated into the deed restriction to guarantee the rent control for this unit. 4. A site visit shall be conducted to inspect the deed restricted unit for compliance with APCHA requirements prior to issuance of a "Certificate of Occupancy." 5. The applicant shall pay a cash-in-lieu fee of $30,547.40, in addition to the on-site unit, to fully meet the mitigation requirement. 812- A- 2- 1230J/LhP-n hil 'LÂ·lic APPROVED by the Commission at its meeting on July 17,2001. Ein i . APPROVED AS TO FORM: City Attorney APPROVED AS TO CONTENT: Jasmine Tygre, Chair, Aspen Planning and Zoning Cornmission Peter Martin, Chair, Pitkin County Planning and Zoning Commission ATTEST: Jackie Lothian, Deputy City Clerk 11[Z c) MEMORANDUM TO: Joint Aspen/Pitkin County Growth Management Commission THRU: Julie Ann Woods, Community Development Director Joyce 0hlson, Deputy Planning Director.jlS) FROM: Amy Guthrie, Historic Preservation Officer RE: 302 E. Hopkins Avenue- GMQS Exemption for the expansion of a historic landmark DATE: July 17, 2001 SUMMARY: 302 E. Hopkins Avenue is a designated historic landmark and is located in the Commercial Core Historic District. The applicants are seeking approval to add new net leasable area and to mitigate for that new space by providing an on-site deed restricted unit. APPLICANT: MSJ Properties, represented by Philos International. LOCATION: 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen. Commercial Core zone district. ZONING: "CC," Commercial Core. LOT SIZE: 3,000 square feet. CURRENT LAND USE: Office space and one free market apartment. PROPOSED LAND USE: Office space, one free market apartment, and one deed restricted affordable housing unit. PREVIOUS ACTION: The Historic Preservation Commission recently granted final design approval for this project. Initially, the proposal was to make a 3-4 story addition to the historic house. The HPC found this to be inappropriate and worked with the applicant to come to a compromise; a two story addition placed along the alley, totally detached from the original structures. As part of their review, HPC also granted a parking waiver and allowed, with the support of the Engineering Department and the Environmental Ranger, a reduction in the size of the utility/trash storage area. Staff finds that this project will be a preservation success story in the downtown. The development is at 58% of the maximum allowed FAR, and is completely detached from the historic house and shed. 1 PROCEDURE: GMQS Exemption The Aspen Municipal Code provides certain Growth Management exemptions for Historic Landmarks. The code language relevant to this application, and the staff evaluation, are as follows. Section 26.470.070(D)(4). Enlargements for mixed-use development. The enlargement of an historic landmark for mixed-use as a commercial, office or lodge development and that adds a residential dwelling unit, that increases the building's or parcel's existing floor area ratio and its net leasable square footage shall be exempt. This exemption is not deducted from annual allotments or from Aspen Metro Area ceilings. Review is by Growth Management Commission. The applicant shall demonstrate that as a result of the development, mitigation of the project's community impacts will be addressed by the standards set forth at sub-Section 5, below. Section 26.470.070(D)(5). Standards for certain historic landmark exemptions. To be eligible for the historic landmark exemptions of sub-Sections (2)(b), (3)(b) and (4) above, the applicant shall demonstrate that as a result of the development, mitigation of the project's community impacts will be addressed as follows: (a) Affordable housing. (1) For an enlargement to the maximum floor area permitted under the external floor area ratio for the applicable zone district (excluding any bonus foor area permitted by special review), the applicant shall provide affordable housing at one hundred (100) percent of the level that would meet the threshold required in Section 26.470.080(C)(5) for the applicable use. For each one percent reduction in floor area below the maximum permitted under the external floor area ratio for the applicable zone district (excluding any bonus floor area permitted by special review), the affordable housing requirement shall be reduced by one percent. Staff Response: The project is approximately 42% below the maximum allowable floor area and the mitigation requirement is to be adjusted accordingly. According to the referral from the Housing Office (Exhibit A), the Housing Guidelines state that mitigation for new net leasable space must be done at a rate of 3.5 to 5.5 employees per 1,000 square feet. This application creates 1,340 square feet of new net leasable space, which is 134% of 1,000 SF. 1.34% multiplied by the recommended 4.375 employees yields 5.8625 employees. Therefore, if the minimum threshold of 60% is multiplied by the 5.8625 employees, a number of 3.52 employees is attained. This number of employees should be reduced by 42% because the project is under the floor area restriction. Thus, the number of employees mitigated for should be 2.04 employees. Since the applicant is proposing to deed restrict a one-bedroom unit, the number of employees that the applicant would be required to pay cash-in-lieu for would be reduced 2 by 1.75 employees. Therefore, 2.04 employees - 1.75 employees yields .29 employees. ~ .29 employees x $104,757.89 (the payment in lieu-fee per_employee)-a-$30,541-40.----~ The applicant has elected, however, to expand and then deed restrict an existing on-site apartment to satisfy the housing requirement. The unit will be a 730 square feet, one bedroom, basement level apartment. The Housing Office finds it to be satisfactory mitigation, and their suggested conditions of approval are listed in the recommended motion. (2) The applicant shall place a restriction on the property, to the satisfaction of the City Attorney, requiring that if, in the future, additional noor area is requested, the owner shall provide affordable housing impact mitigation at the then current standards. Staff response: This will be a condition of approval. The unit being provided in this application exceeds the code requirement and the applicant has a small "cushion" which might be used to cover any future mitigation. Any future development on the site will also require the approval of the Historic Preservation Commission. (3) Any affordable housing provided by the applicant shall be restricted to the housing designee's Category 3 price and income guidelines, as set forth in the Affordable Housing Guidelines established by the Aspen/Pitkin County Housing Authority. Staff response: This will be a condition of approval. (4) Any affordable housing shall comply with the standards for affordable housing set forth in the Aspen/Pitkin County Housing Guidelines. Staff response: This will be a condition of approval. 00 Parking. Parking shall be provided according to the standards of Chapter 26.515, if the Historic Preservation Commission determines that parking can be provided on the site's surface and be consistent with the review standards of Chapter 26.415, if applicable. Any parking that cannot be located on-site and that would therefore be required to be provided via a cash-in-lieu payment shall be waived. Staff response: The goal of this project, from the HPC's perspective, has been to put all new development on the alley, and to limit the height of the new development. One or the other of those goals could not be accomplished if on-site parking is required. As a result, the HPC has waived the parking requirement, which is consistent with the treatment of numerous other recent historic preservation projects in the downtown. 3 le) Off site impacts. The development's water supply, sewage treatment, solid waste disposal, drainage control, transportation and fire protection impacts shall be mitigated to the satisfaction of the Growth Management Commission. Staff response: All utilities are available in the alley, immediately behind the new structure. The applicant has been in touch with utility departments. 04 Compatibility. The compatibility of the project's site design with surrounding projects and its appropriateness for the site shall be demonstrated, including but not limited to consideration of the quality and character of proposed landscaping and open space, the amount of site coverage by buildings, any amenities provided for users and residents of the site, and the efficiency and effectiveness of the service delivery area. Staff response: The design of this project has been discussed at length, with significant public involvement, before the Ilistoric Preservation Commission. There is open space preserved along Hopkins and Monarch, leaving the building in very much the setting that exists today. This is very unusual in the Commercial Core and the applicant is to be commended for leaving the property, and the historic structures, as intact as they will be. The property is served by an alley, allowing easy access to deliveries and other services. RECOMMENDATION: Staff recommends that the Growth Management Commission finds the review standards have been met and approves a GMQS exemption for the development proposed for 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen, with the following conditions: 1. A deed restriction for the affordable unit must be recorded prior to building permit issuance. 2. The unit shall be deed restricted at no higher than Category 3. 3. Language approved by the City Attorney's office shall be incorporated into the deed restriction to guarantee the rent control for this unit. 4. A site visit shall be conducted to inspect the deed restricted unit for compliance with the Aspen/Pitkin County Housing Authority Requirements prior to issuance of a "Certificate of Occupancy." RECOMMENDED 1MOTION: "I move to adopt Resolution # -' , Series of 2001." ATTACHMENTS: Exhibit A - Housing Office referral comments Exhibit B - Application 4 JUL. 12.2001 11:28AM ASPEN HOUSING OFC NO.923 P.2 1 MEMORANDUM $ TOI Chris Bendon, Community bevelopment Department FROM: Cindy Christensen, Housing Office DATE: July 12, 2001 RE: 5HEPPARb HOUSE PROJECT; 302 E. Hopkins Avenue Parcel ID No, ISSUE: The project involves demoli,hing a non-historic addition to the existing building, relocating the existing shed on site, and building a new commercial/residential structure on - the rest of the lot. The commercial portion will increase by 1,340 square feet: a new free market residential unit will be constructed on the top floor of the structure; and an existing i subgrade one-bedroom unit is proposed to be expanded and deed restricted for mitigation purposes. ' MitigC f U Additional Commercial Space: According to my previous memo, the calculaT,wri, Tor the additional square footage of net leasable commercial space is inaccurate, According to the Land Use Code, under the Commercial Core zone district, mitigation is required between 3.5 to 5.25 employees/1,000 net leasable square feet. Therefore, the correct calculation for the additional 1,340 under the minimum threshold of 60% is as follows: 1,340 + 1,000 = 1.34 X 3.5 = 4.69 X 60% : 2.814 up to 1,340 + 1,000 = 1.34 X 5.25,7.035 X 60% â€¢ 4.221 ' Staff is recommending that the average between 3.5 to 5.25 be used for the calculation. This would require mitigation at 4.375 employees/1,000 net leasable square feet. 5 Therefore, the required mitigation needed to satisfy this addition at the minimum threshold of 60% is as follows: 1,340 + 1,000 = 1.34 X 4.375 = 5.8625 X 60% = 3.52 The applicant is proposing to deed restrict a one-bedroom unit, which would mitigate for 1.75 FTp, e +herefore, additional mitigation of 1.77 would be required. This would require ~ deed rÂ» 1 Â»ing another one-bedroom unit and satisfy the remainder ,02 as payment-in-lieu, or satisfy the additional 1.77 FTE under the payment-in-lieu fee of 1,77 X $104,757.89 = $185,421.47, There may be a further reduction for being under the maximum FAR as stated in the Land Use Code, J*.12.202- 1 _ 23AM ASPEN HOUSING OFC NO.923 P.3 RECOMMENDATION: The proposed 730 square foot unit does not meet the mitigation requirement for the expansion of the commercial space. Staff would recommend approval of this request under the following conditions: 1. The one-bedroom unit must adhere to the following: a. Since it is located subgrade, all UBC requirements must be adhered to. b. The deed restriction shall be recorded prior to building permit approval, c. The unit shall be deed restricted at no higher than a Category 3. d, Language approved by the City Attorney's Office shall be incorporated into the deed restriction to guarantee the rent control for this unit. e. A site visit shall be conducted on the employee unit prior to Certificate of Occupancy. f 9 2. 2.-itional mitigation of 1.77 is required, This can be satisfied by providing another one-bedroom unit and provide a payment-in-lieu fee of .02, or provide the payment-in-lieu fee at the 1,77 FTE additional requirement. -**31,8110~Mae 4 li : 2 - . -9.. I. . LAND USE APPLICATION 1 PROJECT: Name: 221*ffhEP---2111-1:2-1illk~ Location: 802 E,&63- Roe\<\ ble), 1 0-r K 1 81_Â£>ck Â£30 j to'*?bl 6 LTE <Indicatestreetaddress.loriblocknumber,legaidescriptionwhereappropriate) 1 APPLICANT: Name: Toittd ~PAW le c/b Mt:> 3- 1~Eo FECTIE-5 1 Address: 90 BOX 944 0 245,4\,I , Co A 621 ! REPRESENTATIVE: Name: NALF A M 111*\ ELL : VA \Lot 1 KITEâ‚¬14 A-U ID NA U ; 6 Address: 234 EA-t,3- 40â‚¬k\kit> ,, At:'F'EU Phone #: 9 + 4- 4 -9- 9-1-- TYPE OF APPLICATION: (please check all that apply): ~ Conditional Use D Conceptual PUD El Conceptual Historic Devt. 13Â·~ Special Review D Final PUD (& PUD Amendment) g Final Historic Development El Design Review Appeal O Conceptual SPA 0 Minor Historic Devt. 0 GMQS Allotment I~ Final SPA (& SPA Amendment) D Historic Demolition EL GMQS Exemption 1 Subdivision ~ Historic Designation 3 Â£ ESA - 8040 Greenline. Stream D Subdivision Exemption (includes 8 Small Lodge Conversioni Margin. Hallam Lake Bluff, condominiumization) Expansion 1 Mountain View Plane j Lot Split O Temporary Use 0 Other: ~ Lot Line Adjustment m Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings. uses, previous approvals, etc.) i EXMT#\(Er 41{â‚¬212..\0 +loilÂ£be Â·Â·4- Olt-rell 11-UJU (3- ll,Et> foe- CETALL, 60-MMERCIAL[; i Atd p Â¥:25( -DEN 1-lak flro 3-Ecr H-Ab *CE IVED (c*J (d~~-T-Li41.- 44'FC 4FFROVA'L, PROPOSAL: (description of proposed buildings, uses, modifications, etc.) FACT\AL -DEÂ»\OLIT :01Â·4 OF TEAâ‚¬ NON-frie;Â»Rt APPITjoht. -irELDCATE + 4-25404 -:bc\AT Her or-eD\LDIN@ . hI E \*) M t*'Et ) UEâ‚¬ STRaa UltE (62> KEAE- . Have you attached the following? FEES DUE: S i E Pre-Application Conference Summary El Attachment #1, Signed Fee Agreement E Response to Attachment #2. Dimensional Requirements Fonn D Response to Attachment #3. Minimum Submission Contents m Response to Attachment #4. Specific Submission Contents m Response to Attachment #5. 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Ull :, 1127-lI 2 ' |5-7 11/Ir *-1 *Ii ~ 1-7 11/hr ~ 5-1 3/4' ~1-7 I~6' 1 5-1 3/4' | 5-711/1~ I ~24'4 1 <9 f 0 + V - ~SECON) FLOOR PLAN - SCALE; 1/r - 1'4 1 i E 0 Â¥ 1 11 ~~~ NORâ„¢ UPPER LEVO. PLAN Z Al 011 1Â¥NOI1Â¥NEI31NI ULt-**9-0Â£6 1 1919 00Â¥hl0100 'NidSÂ¥ 3AV SNI)(dOH '3 *CE 3Sn0H 03Â¥dd]HS 00'N]dSÂ¥ '3AY SNINdOH ,LSÂ¥3 ZOS 122'-6 1/2- TO PARAPET I I . 121'-6 Â· . ria PARAPET 1 4 --4 '. '- 118'-11" TO PLY lu 108'-7" ---- . . .. - ---1 --- TO PLY 0-0 1 242 -- .9 8â€ž 4 LU 1 --'Â·100'â‚¬t --r.. 2 z.-3Eg:-2.t-:j*j..-*gfi* 19.-522=235-L~EF#%26~~r~~c----------<-r<r~~ f~~f-E ;~3*--lf -- ~ ~ Zo 1--5 97'-3" 98 -3 1 2 98'-6 TO SLAB 7 -1 1/2 | | i' 0 96'-3" 1 1 11 It 11 11 lili 11 0 11 Â£2115 --12 _11----- -----1.- v T.OF.F ---- ------~--1 r-------------------------------4 k-------4 11 1 1 1 9 11 11 - x h-----------------------------4 F------1 I -75--SLAin- 1 ~ 87'-3" |/ || ~ 4:zz=zz===:zz:z===zz======zz==:zz==:=zz:j L ' O SLAB - I f ~_-7 r. 4 r Ll 1 11 ~ L----J L----J L---J â‚¬2T~M,N 2 122'-6 1 2" 122'-6 1/2" TO PARAPET 3 TO PARAPET 1 PAD, DE) 118'-11" 0 1180-11" TO PLY TO PLY 4 1. 26 GAUGE ZINC COATED BREAK METAL COPING 5 2. 26 GAUGE ZINC COATED BREAK METAL PARAPET FASCIA 3 En 52101 3. 2X6 DOUG/MR CORNER TRIM BOARD 4. POSSIBLE SOLAR SHADE ~ EL__--- 7 5. 5/8" TRADIPONAL WOOD LAP SIDING W/6" REVEAL - - -- 6. 2X6 DOUG /FIR MNDOW TRIM BOARDS 3 -..... - -- 7. 2X6 DOUG/FIR TRIM BOARDS 8 8. 26 GAUGE ZINC COATED BREAK WETAL BELT COURSE 108'-7 W- --- 9 108'- ---- TO PLY TO PLY 9. 9'LIT FACE CMU W/INTEGRAL COLOR -10 ----*--------------------*---*------------ 5 10. 2*6 DOUG/FIR DOOR TRIM BOARDS 11. 2X8 DOUG/FIR SKIRT BOARD 5 1 2. 2X3 DOUG/FIR WATER TABLE , 4 -1 - 0 5 13.2" DOUG/FIR BASE W/ CHAMFERED EDGE s e 14. 3-1/2' DRYSTACKED STONE VENEER 11-0 101 - - ~ I 14 15. 1-1/2" GALVANIZED PIPE STAIR RAILS/BALUSTERS ----- 1 16. 2' DOUG/FIR TREADS AND RISERS 97'-6 . - -- - ---- -- ---- - - 12 17. TRADITIONAL WOOD LAP SIDING SIMILAR TO 16 TO T'READ - - li 97'-3" 1 ' 97 -3 - - -Â·-Â·-- ~-- --Â· - - --- '' - ---' --'-- Â·-- ~ -- ~ -- ORIGINAL SHEPPARD HOUSE SIDING TO SLAB TO SLAB 05Â· s 'a - 1. 18. RADInONAL WOOD PANELED DOOR 4 ~96'- " Â· , - ry'=9'-- -Â·-7-- 2- - --4 Â· Â· SIMILAR TO EXISTING SHEPPARD HOUSE DOORS 5.4-T- .1 I| 13 _r= F-7 . 4 1, : 12 tl j .,11.-1 + Â«9â‚¬Lieft 1 11 1 I; = E > "414-2(3.-:1 1 i - 1 ~ ./ ./*.$*I' 4. I - P 92 4 11 .-7 1 4 ./87'-Â·2- e BUILDING ELEVATIONS 87'-3 -------- -------I---------------I---4 ~ TO SLAB ' _ _ 4 TOSE,48- * ful)11081-,2/0/LELZ/,I#Mq 1 1 1 9 L--1 --. Z A2.1 '7%9~_MÂ¥AI~- ~ SCALE: 1/G - 1'-0- all 1VNO LLLÂ¥-Â¥*9 l1958 00Â¥8010 'N EldSÂ¥ '3AV SNI>IdOH -31 *EJE 00'N3dSV '3AV SNI>(dOH .LSÂ¥3 ZOT 08Â¥dd]HS 122'-6 1 2- 1 TO PARAPET 2 119'-0- 118'-11* - -- --- - 4 T.O. RIDGE - -.- TO PLY 3 Elle 11 I - -. MATERIALS UaiN) R - r 8 17 - -- 61 ' 4 _b-f-__,- -- - â€¢-- , - r~-'-- -----' - -,-0.gmr 9-4.1 -1-+-r--'r-T--4Â·Â·-- LE $ 1. 26 GAUGE ZINC COATED BREAK METAL COPING T 14 18 422---~93_ -1-2-f..2. fl-Â·=--=.-s=nÂ·un=nu-rev 2. 26 GAUGE ZINC COATED BREAK METAL PARAPET FASCIA _ *.#...+Il. ./.-I.-*19*.-. '-#*Ill -.**W. I.-- .j./*I 3, 2X6 DOUG/FIR CORNER TRIM BOARD S w 108'-7* b 6 -'I- . .-I -'I ...- -4 4 --- -4 27=;41:-:7711 1 ... I.---&,1-* -9 4. POSSIBLE SOLAR SHADE $ 8 TO PLY . I 5. 5/8" TRADITIONAL WOOD LAP SIDING W/6" REVEAL -O 6. 2X6 DOUG /FIR WINDOW TRIM BOARDS E O 0- 7. 2X6 DOUG/FIR TRIM BOARDS 0 0 f m lul g 8 26 GAUGE ZINC COATED 8REAK METAL 8ELT COURSE ~ ~ 9. SPLIT FACE CMU W/INTEGRAL COLOR 10. 2X6 DOUG/FIR DOOR RIM BOARDS 100'-0* 11. 2X8 DOUG/AR SKIRT BOARD Z (A T.O. F.F. 12. 2X3 DOUG/FIR WATER TABLE ~ -- ---- ~ 13. 2" DOUG/FIR BASE W/ CHAMFERED EDGE 97'-3" ----- ------ 970-3- -'------- -------- -- -- Â· - 14. 3-1/2' DRYSTACKED STONE VENEER g TO SLAB T. 0. SLAB - - - - 15.1-1/2' GALVANIZED PIPE STAIR RAILS/BALUSTERS 4 u -- 16.2 DOUG/FIR mEADS AND RISERS Z 1 - - 17. TRADITIONAL WOOD LAP SIDING SIMILAR TO X a. - --rlÂ·-1- ORIGINAL SHEPPARD HOUSE SIDING I - 101 - ...1....4--/.-- 1. Â¢1.- .Iâ€žÂ·lt~L-- 18. mADITIONAL WOOD PANELED DOOR w I. . + SIMILAR TO EXISTING SHEPPARD HOUSE DOORS .t .. - .- 87'-3- - 87'-3 - TO SLAB T.0, SLAB (-11/JU69321,1/QU/"L ~Â£*MU-~ l ~)~~-1'--0' ~~' SCALE: 1/4' - 1'-v f 122'-6 1 2 TO PARAPET . 1 k ... 118'-11- TO PLY - S 108'-7' TO PLY | ~ ~ 'L'i ' ~ '1' 1- 1,1, 11.11,11, ... E E U Â¤ I #i 1 1 22 -1 - ri t=ZI====2==2=z==zzzE' WLDING ELEVAT,ONS (IfÂ»IB-9*MA/K'* ~-~0~~/1/~.J~~i~l-RiraiAB- ~~~My'~aIK)N 9 fiCALi/4--,7-0~ --./ ZZ A2.2 'all 1VNOI1VNB31NI SO-IIHd 00'N]dSY '3AY SNI)IdOH lSÂ¥3 ZOT 10'-4' 07 *122'-6' 1/2- 122'-6 1/2-Â® Â®122'-5 1/2Â» '' ..0 - I. 1.1 --- .--~- - -- - - - - --I--~- ~ ~ ~k k ~ k ROOr HATCH .~ .O. PARAPET T.O. PARAPE 1 T.0 PARAPE 1 1 1\ ... 118'-11- 0 i 118Â·-11" , -fFÂ¥'fÂ¥Â¥iÂ¥Â¥iTTTFT~-- 1 118'-11- - T.0 PLY F T.0. PLY ' k**{ 1 ----(Pjial 1 -9------1.-0 8 T.0 PLY ~ -1,44 6 40*Ft.1 -1 I nto - 3 -- FLA 1 - rwtn LER..1 ~ LE=1 0. 0 & /ELL '-- b b b - - - N\L APARTUENT BED ,a.-I__ - NIL, 11 r- -= Â«= .~ 1 - ~7: I (anI 14773X# 108'-7~ 0 Â®108'-7' , - , - Â®108'-7' 9.--11 1 .4 I (941,I I ~ I I Iii!- T.O. PLY T.0. PLY 449!IIII M IXI~IIIIIIII>19,4413 T.O. PLY 1 - 8 FF-il ~ _ rm-1 1 1 - - - -AN 0) 1 @> 01 2 - 9 - 2 - T - - DUMPSTER -~ 2,;= _ _ - Â£ 4 f .... L 1 -4 .~Â·- . ~ T.O. SLA 11.. ..i 97'-3' - 97'-3- i b 97'-3. W T.O. SLAB - . .LA â€¢ IF-21 â€¢ :. ~ , - ~ 4 1 ~.= 9-4.-l a .tb: , 1 4 1 \-1 - . 1 I / 19 . 2 6 1. - b b . I -0+LZ7-' *3-: -.. i â€¢ . I 870-3- ., 87'-3- I I m 4 0 87.-3- 1 T.O. SLAE~ - - â€¢ 'Â· Â·'4 F T.O. SLAB -â€¢ i D'Â· '", ' 11'' r----7 A T O SLAB rk-1 23 [El 1 1.7, 1 . 1 L.---J /'DBUDING SECTION (*MR99 ~râ„¢)N (i)MRM- 29110N Q. l_,SCALE: 1/r -1.-f 1220-6 1/2" @1 Â®122'-6 1/r , - 0-1 - //-@ T.O. PARAPE-' 1 11 \ f Â§<' , 9. i b imt.i 9 T.O. PAI~A;- f 1~ ;-_e 19 1 1 1180-11 5 118'-11. - 3291 -I ~ T.O. PLY ,IHM _ 1 m I~ 1 ~ m I A-"- 22Â« Y TO PLY _ -1 -B _ _ A ~""'- ~1'~Cgi] E E ' f -1 0 0 1 1 1- b Â® 108'-7~ 0 108'-7. --. 1 T.O. PLY f LFRAfff*&1 N8~581? ) 1 W T.O. PLY ' (~~~~ .*&&2> 1 F-1 1 - - 0 - @ T 1- - I I b 97'-3" ,-- 1 .. 97-3 - â„¢T.O. SLAB '' ~ T.O. SLAB 9 .~ I - ' ff-'31 - â€ž [72;1 rF=31 ... 1 1 . .. .. b b. 1 . 1 b b -. .. 1 b /87'-3- . f.71 87'-3 T.O. SLAB ' 1, ~ ~TO SLAB . - 4..... . Â· mUILD-G SE*5-1-10-s 0 LELI 1.. 1 r :p 1 - -- - Ag. 4 (ji)e29-m~- (i)e~_â€ž~N- ~0011 1Â¥N0I1Â¥N831NI 9 0 LLLÂ¥-Â¥*9-0Â£6 1 19 le 00Â¥510100 'NEdSÂ¥ '3AÂ¥ SNI>IdOH '3 +EZ SNI01108 01Ydd]HS 00'NadSY '3AY SNINdOH .LSY] COS -VAW,1 U /- ---.. \ '1'R~Â«V=15%>. - - 44*1 44-342 54/ .40. .I -'. 1 --- "--~- ~- -- ~ t;4kk fL-+Â«:__ 1 - L i =.~ 91 ..2,3 -- - ./.9 L k --2 - 1 1 = -al C..2 ':-4 1 ---3 0.32 5=4== -- W . @222 C 1 1 I ' X~. ,my: - ---6. 1 i_ Lf-21 HPC Final Approval Application Booklet Sheppard House Project 302 East Hopkins Aspen, CO Prepared by PHILOS International for: MSJ Properties PO Box 966 Basalt, CO 81621 FINAL HPL - APP ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name s H EfrATED *11 11-PIN Gr 2. Project location 602 E tioe KINS AsFEN LOT M , aLOCk 80 , TOWN 421-rE (indicate street address, lot and block number or metes and bounds description) 3. Present zoning CC 4. Lot size 8,000 9 5. Applicant's name, address and phone number 30+414 -PAV1 5 C<b MS I 'fR) P EAT Et> 70 BOX 76(. Â·eaALT 394 Â· 3592. 6. Representative's name, address, and phone number-1-+4OM Sc.44 UTA , *ALFA >1 Crc U EU- TAILDS INTER NAFFIONAL, ASPEN 54+ Â· 4:;9Â·7- 7. Type of application (check all that apply): , Conditional Use Conceptual SPA Conceptual HPC X Special Review Final SPA ><4 Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC - Subdivision TexUMap Amend. Historic Landmark GMQS allotment '>< GMQS exemption Demo/Partial Derno View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) Ekit-rtler AlÂ·51DPAC. HolleE 116Et, Fok <DFACE ANC==' 4 5771010 ArAATMENT - oUT,SUILÂ©INC* 116 EP *bA 42 NTA 1 1- . 1,200 + F AFF: ++AVE RECs,bv Pt:P CoA)Cep~OWW-- APPROUAL 9Â© A- ~go 3-EcT FAOM 1+FC 9. Description of development application 'FARTIAL- PEMoLLTie Al OF REAK NON-41â€¢b-ID'Ric- API>rrio h..1 CELOCATE -6 AST'TAL+A Â¥*laTIN CT 011-r 891 1 LDIA[(* NE \N) 'MakED ribEE Nvprnshl 6-TRUCTUR W la 'REA-K. 10. Have you completed and attached the following? 4 Attachment 1- Land use application form 1/ Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachments 4 and 5 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: 3-6 AN VAN 1 5 C-lo Â¥19 3- 7740 PEAM-12 5 Address: Â·re eek 966 *BALT, Co e 1 62 1 Zone district: CC Lot size: 03: aeo -9- Existing FAR: 11 1 4-0 Allowable FAR: 4,5 00 Proposed FAR: 2,5 9 5 Existing net leasable (commercial): 0 40 (610Â·593 Proposed net leasable (commercial): 4 -340 Existing % of site coverage: NA _ Proposed % of site coverage: Wh Existing % of open space: 1135+ = 58 0/k Proposed % of open space: 15 76 1~662'0 - 750 ; 751 = 2.5-+04 Existing maximum height: Principal bldg: 21 // 1- Accesory bldg: 12 ' Proposed max. height: Principal bldg: Accessory bldg: 12 a Proposed % of demolition: Existing number of bedrooms: 1 Proposed number of bedrooms: B Existing on-site parking spaces: 1 On-site parking spaces required: 4 - Setbacks Existing: Minimum required: Proposed: Front: 7, b '- Front: O Front: 9.5 , Rear: O Rear: D Rear: Combined Combined Combined , Front/rear: YS'-t Front/rear: 0 Front/rear: * 5 Side: = - /-1 1 Side: O Side: O c 5 Side: \0: e.%' Side: D Side: O ' Combined Combined Combined Sides: 8. S ' Sides: 0 Sides: O Existing nonconformities or encroachments: NON E *MouN Variations requested: 4 VARk-\ 14â‚¬t SPACES : Z Fog res. UN Gl 1 FOR Ag'11, 1 Fol- COMMERALAI- CNE Wh, TRNâ„¢ MEA REPikL. (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq,ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) ATTACHMENT 3 GENERAL SUBMISSION REQUIREMENTS Ail development applications must include the following information (Section 26.304.030): 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 standards relevant to the development application. 8. Additional materials, documentation, or reports as deemed necessary by the Community Development Director. MSJ Properbes PO Box 966 Basalt, CO 81621 379-6392 March 1, 2001 Amy Guthrie Aspen Historic Preservation Commission 130 South Galena Aspen, CO 81611 Dear Amy: The purpose of this letter is to designate the following representatives to act on our behalf concerning Land Use Approvals for our property at 302 East Hopkins, Aspen: Thompson Schutz and/or Ralph Mitchell PHILOS International 234 East Hopkins Aspen, CO 81611 544-4777 The street address for this project is 302 East Hopkins. The Legal description for this project is Lot K, Block 80, Townsite of Aspen, CO. Sincerely, John Davis MSJ PRoperties CERTIFICATE OF OW-NERSHIP Pitkin County Title, Inc., a duly [icensed Title Insurance Agent in the State of Colorado hereby certifies that MSJ PROPERTIES, LLC, A COLORADO LIMITED LIABILTY COMPANY is the owner in fee simple of the following described property: Lot K, Block 80, City and Townsite of Aspen. Subject to encumbrances, easements, restrictions and rights of way o f record. 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: dtbid,&.0~~~ authorized si~batqre CERTIFIED TO: JANUARY 25, 2001 @ 8:00 A.M. D GENERAL WARRANTY DEED 4-2 . -7 <.AL dÂ» TI [IS DEED, made this .0-3 day of /ll,Â£1-4+-'-, 1999, between 302 East Hopkins, LLC, a Colorado limited liability company, of the Â®ounty of Pitkin and State of Colorado ) . C'Grantor"), and MSJ Properties, LLC, a Colorado linhted liability company whose address is PO Box 966. Basalt. Colorado ("Grantee"). WITNESSETH: That the Grantor for and in consideration of the sum of TIEN AND NO/100 DOLLARS Â¢510.00) and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, hereby sells and conveys to the Grantee, its successors and assigns forever, the following real property in the County of Pitkin and State of Colorado: Lot K, Block 80, City and Townsite of Aspen. TOGETHER with all its appurtenances and warrants title to the same SUBJECT TO AND EXCEPTING all real property taxes for 1999, due and payable in 2000 and those exceptions of record as contained on Exhibit "A" attached hereto and incorporated herein by this reference. IN WITNESS WHEREOF, the Grantor has executed this deed on the date set forth above. 1 e 302 East Hopkins, LLC, a Colorado limited liability company Â¥5.==b 616.t-(Ed Ald. 66 Juit__ By: Walter McConnell, Manager ka--- W<21- 1111111 lilli mil '1111111111111111'Ill 111 lilli lili lili C-4, 77/Quvt A -9-STATE OF @4**.GR~* ) 431898 06/01/1999 04:24P WD DAVIS SILVI 1 of 2 R 11.00 D 130.00 N 0.00 PITKIN COUNTY CO SAN Re.,w*se) ss. COUNTY OF ) The foregoing was subscribed and sworn to before me thieo day of~Â·itk~r~1999, by ~Valter McConnell as Manager of 302 East Hopkins, LLC, a Colorado limited liabilit~company. Witness my hand and official Beal. C Mycommission expires: 9/1 9~200/ t 1.-1-4 lu 0 1.- .9 . gÂ»Â·t C ,- Notary Public i j i .41 Mcconnell\forms\rcalesta\deed.gwd , SEANEEN F. FOLE,4 ..1<7 - Comm. # 1133862' 5.18 OTARY PUBLIC. CAL,FORN* + iunty & CIty of 3,11 P,Ircist . 1 Comm. Ex#p~ .ABil 14.ZOO F rltlt 1 1 PAID ' , , I-Jul 07 1 EXHIBIT "A" 1 Taxes for the year 1999 not yet due or payable 2. Reservations and exceptions as set forth in the Deed trom the City of Aspen recorded in Book 139 at Page 216 providing as follows: "That r--lc~ title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws" 1111111111111111111111111111 mil l'111111111111 lili '111 431898 06/01/1999 04: 24P WD DAVIS SILVI 2 of 2 R 11.00 D 130.00 N 0.00 PITKIN COUNTY CO A.*,pen >drect Map <602- â‚¬ AÂ« HOM,-1 NS Pak u U U - U U~ Upâ€¢.SUMGIN Aene Cl. PA H 67 M.dlard A. . H 67 Aiax Av . 66 M,a,arl Park PI H 7 7 Atice in .. H 7 Mill St. Â·Â· ..G 15 46. : 1 '' Â»0 Aspen Alta Vista B. .F23 Mon@,ch St . .GHS Ardmoie Ci, Di .HJ Mounlain View Dr E23 1 19 \ + *'3,2 ; East - Aspen St.. . .. 605 Min La#CL Dr .1 3 8 4, O "41,1 3.7. -- -: N&~-- ----Â·1 4/~ . - Aspen Alps PI ... .â€ž- 7 Min 0@~s P . 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Aspen lf.,11' Hunt *-' Circut Av..... .1-7 PoÂ«e, Plant Rd. ...FÂ·G 3 ' e / Claveland St.. .H 6 Primlose Path . HZ 7/ Tâ„¢â€¢c 4 '/ Institute ------ .4 d Coope'Av H-4 5 G 5 1 Ch ..01%96 j Puppy Smith St. 1,3 - Cottonwood Cir . ... E-4 Pyromid Dr . Fl d Cotionwood Ln ... G.6 Queen St . .................. H 4 %-1 J5 1 U ~.p:~*Lau...1,1.4 ., r. , /'. - Cfystal Lake Rd ...1-7 Rai, St _ . ..._. .G 6 1 / . .1 Dale St.... .... H 6 Reo But# Di......... ......DÂ·E 2 3 + f 1 11+ HAUÂ·am 1 Dean SE. ..H 5 Rad Mouritain Rd . DG56 9 1 ,t j gl/j~'Pil J 1 k- '- ...H Z-3 Red,RJ DEâ€¢6 Regent St... . H 67 VIn. s, -- j 'U I I .Â£ Doolittle c.i, Dr . ~ Golt Course ~4~)1 ~2~1 -51 1 '9Â«s, 7 1-t l, 4 I I 0 ) - li i U r. Durant Av..... , .H46 Ridge Pt, Rd . Es 4 - Eastwood[)1... . 17 Rio,Grande A ..GH56 4/.05 l. 3. i < Francis St. G36 R,V., DI E 3 l'k ) 44 38( Ro..'0/ w j ~ Fredia ......... .... 16Â·7 Rivers,de Av. ......... H 6 'Â·,#,CW St t I â€ž\~ ..k - .4, 22 Shon A .'. 4 Free Silver Ct . 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H41 Wmvitâ€¢ Dr.- _..11,1 4 Fymoughby 4 To Twin Lakes via Independme Pa2' -Ef}5 10 Athcroft Meadows RO .jÂ·6 3 W/10111110 + ED AL 2 a A a a La a ~ Alâ€¢p Â©US WEST Dex, Inc 1990 ~ 11Â® DUS WEST Del, Int 1138 1 ~~~-1-- g - ALLEY 30.00' f- % m h 1 1 1 009 8 1 E 11 p-31 , 3 i 1 M i 1 i 1-0 1 1 1 Â»Â©(140010(23.* 4 9./- 11 -R /1 i 18. 81 . 81 1 //J 0 --1 11 4 91 g I * Â«r g 1 4 1 1 1 f ~11 -1 I 1 .2 9. 1 N L------ l 1 i. 6 1 liE g 1 m L C' _ f - EAST HOPKINS AVE. lili S --L-- M .U, PHILOS INTERNATIONAL LTD. nuL I,C mIOK 0/01 234 E. HOPKINS AVE. ASPEM, COLORADO 81611 970-544-4777 j SHEPPARD HOUSE 302 EAST HOPKINS AVE. ASPEN,CO L - *-LS HONVNOIAI [1 x 99.63 RSTREET x 89.41 RBASE 99.91 ELEV. AT TOP OF WALL 99.16 CURB OF ADJOINING BRICK BLDG. Swt X = 121.49 N14Â°50'49"E 98.32 |Â·U = ~ _ _ _ 22.4-2 - - - - - - 01 M *RD ~E m LU 1 100.00' hi -3 1 1 1 ELEC. M E-TER~ ~ I 33.9' ELEV.AT 1 | 001 PEAK OFHOUSE 1 1 ~ SIGN 0 1 1 GAS =118.95 l | M 1 4 1 1 1 4 -0 1 PHONE i J d 1- -1 CABLE I IN MULTI STORY iN I z Y 1 - CURB FRAME BUILDING 2 1 8 8%98.76 N . ELEV AT LL] 1 SILL=100.0' 6.6' I 7-- 1 r~ 7110 1 91.42 x | CD 1 9 L_____d 1 , 98.04 SBASE 98.02 1 SDOOR 94.10 O ~ Vl HC J Wwv 44.9' g 4.8' ~ PORCH b 010 7,98.26 0 2 RD - 9 + 98.71 WINDOW WELL ~ 98.72 I| ~ CP IRON FENCE - IRON -Â«-----~ f + PAD O 1 12.2' FENCE ~ g CONC. PAD 00 1 CK 614Â°50'49"W 10.0' I m _ _ _ _ _ _, 98.82 SIGN 98 66 7799----2Â»-SW * 7(2)767 -<7Â«03 CURB Al 1 -0- 4 . ~*~ ~Â·22 ~ 1 Â©*W * CONC. SIDEWALK 9 40â€¢ttl \~ A /4 97.69 Â»8.30~ 98.53* CON~IDEWAI~ u fl SW SW Al a 1 9 98.29 SNY\ - Â»1\ w /FL\ A 4% A/2 . 017- / RD 01 %\2----1 f 42 qVVV& ~ SIGH 4 2 ~ 97~. 97.~4 -11 9,#8.11 //4 BACK OF CURB gWil~~ ~- 1 R F 1 tlv- , 71-1 , Ry..84. s ffv\ CUR~3 x 96.43 RD' W K#7.53 tf - CURB; A \ '. RD \\U - RCURS R'j\\~fi~~\ f~.t,-CORB RD CURB j :. 9/ MONARCHSTREET 0 1 ) STE â€žROVE-IT SUMY ~jSCALE. 1/f- 1*r (75.0' R.O.W.) ~ NORTH SITE SURVEY 0.- -1.. - Al.01 Clll 1VNOI.LVNEI31NISO -1 I Hd Â£Â£Lt-**9-046 '3AY SNI>ldOH '3 *fE 00'N]dSÂ¥ ']AY SNI)IdOH 1SY] COE 0NI01In8 08Â¥dd]HS SMALL HOUSE SNI>ldOH =10 >10Â¥El r. V, PHILOS Iderabonal 234 East Hopkins - Aspen, CO 81611 544-4777 April 13, 2001 Amy Guthrie Aspen Historic Preservation Commission 130 South Galena Aspen, CO 81611 Dear Amy Included in the following letter is a description of MSJ Property's proposal for the Sheppard House property located at 302 East Hopkins Avenue, Aspen as well as the applicable review standards and an explanation of why we feel they have met these standards. Proposal: The property maintains a landmark designation and is located in the Commercial Core Zone District with a Commercial Core Historic overlay. The project involves demolishing a non-historic addition to the existing house, relocating the existing shed on site, and building a new commercial/residential structure at the rear of the lot. Review standards: No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards are met: a. The proposed development is compatible in general design, scale, site plan, messing and volume 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, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Response: The HPC proposed demolishing a non-historic addition to the Sheppard house and relocating the existing outbuilding closer to the house. This would free up the back part of the lot for a separate new mixed use development as well as keep the outbuilding intact and directly related to the old house. The new building would appear to be located on its own small lot similar to a historic landmark lot split. We concur with the HPC that this is an excellent way to minimize the impact of a new addition on the Sheppard House Lot. The proposed project is well under the allowable floor area of 4,500 SF. We also feel that it is consistent with the scale, massing, and volume of the other buildings that are immediately adjacent to the Sheppard building. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The site is located in the Commercial Core, where residential buildings are an exception to the surrounding building patterns. However, it is our observation that the site is also located in an area (within the Commercial Core) where the larger scale commercial buildings begin to transition into smaller scale commercial and residential/lodging building types. Therefore, we feel that the proposed mixed use building (commercial/residential) is entirely in keeping with the character of its immediate surroundings. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The house will be preserved with its historic appearance unchanged and will maintain its strong relationship with its historic outbuilding. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposed new building's parapet heighUscale will provide an ideal transition between the heightlscale of the Sheppard House and the adjacent building to the North while enhancing the pedestrian character of Monarch Street. We also feel that the architecture of the proposed new building reflects the spirit of the era of the Sheppard House as well as complying with the suggestions outlined in the HPC's Design Guidelines. The new construction will remain visually independent from the Sheppard House due to its physical separation as well as its own unique architecture. Standards for review of partial demolition: No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: a. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: We propose to demolish the shed roof rear addition on the existing house. Public records indicate that this addition was added in 1960 and the HPC has concluded that the addition does not contribute to the historical significance of the parcel. b. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: The area of demolition has been determined to be a non-historically significant addition of a later period. (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure. Response: This Issue is addressed under the review standards. Standards for review of on-site relocation: No approval for on-site relocation shall be granted unless the Historic Preservation Commission finds that the standards of Section 26.415.020(D)(2), (3), and (4) have been met. If the structure that is to be relocated does not contribute to the historic significance of the parcel, only standard 26.415.020(D)(2) must be met. a. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation. Response: The Proposal includes relocating the outbuilding to a new location that will reinforce its relationship with the Sheppard House while enhancing the pedestrian character of Monarch St. by its adjacency to the sidewalk. b. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: Please see the included structural report/recommendation. c. A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: Please see the included relocation plan. Sincerely, Ralph Mitchell PHILOS Inlarnational 234 East Hopkins Aspen, CO 81611 544-4777 April 13, 2001 Amy Guthrie Aspen Historic Preservation Commission 130 South Galena Aspen, CO 81611 Dear Amy, Outlined below is MSJ Property's Relocation Plan for the Historic Outbuilding located at the rear of the Sheppard House property. The project team has considered the options available for temporarily relocating the Building on-site during construction. Given the size of the Outbuilding and the space constraints of the site we do not believe this to be possible without risking possible damage to the structure or limiting the use of the Sheppard House by its tenants duri ng the tenure of this project. Bill Bailey of Bailey House Movers in Grand Junction surveyed the Outbuilding and site in mid-March and determined that it would be possible to lift and relocate the building. Mr. Bailey felt that the building would be readily movable and that there are no conditions existing at the site that would preclude an easy relocation to the proposed new site location. We also discussed the feasibility of relocating the building to an off- site storage area (until the construction is completed) and returning the building to its new location adjacent to the rear of the House. Mr. Bailey also believes this to be easily accomplished. Based on Mr. Bailey's opinion and the opinion of our Structural Engineer Dolf Gorra, We are asking for your permission to relocate the Outbuilding to an East End location for secure protected storage until all on site construction activities that pose a possible risk to the structure are completed. The building would then be returned to the site and placed on its new foundation adjacent to the rear of the Sheppard House. We feel that this proposal provides the best opportunity for safeguarding the Outbuilding during the construction process and its eventual relocation. Sincerely, Ralph Mitchell . 14 =1 -AND--CIWL-INC. ~ 8/1 -EED W En@ingere Â· Conetructore March 1, 2001 Philos International 234 East Hopkins Avenue Aspen, CO 81611 Attn.: Ralph Mitchell Re: Sheppard Building Project Historical Shed Relocation Dear Mr. Mitchell: In accordance with your request, we visited the project site on February 26 with the purpose of observing the Historical Shed to determine the feasibility of relocation. The shed is conventionally framed of approximate dimensions 9'-6 x 16'-6 with a gable roof. We could not gain access or remove any finishes. However, the exterior walls appear to bear on a concrete foundation. It is our determination that the shed is structurally sound and will easily bear any stresses clue to the relocation process. We would like to add the recommendation that if possible the shed be moved temporarily off site in order to reduce the likelihood of damage from the construction activities which will take place on the constrained site. If anything further is required on this matter, please contact our office. Thank You, GLENWOOD STRUCTURAL AND C[VttyINC. 6-46?.lifis c : 030 0. 40. AdoÂ® 0. Gorra, MS, PE R -o i 29954 Preident 41\ co. 4,2 File '/ONAL B (204 \A/,int- 1 2"1 51 r eet- â€¢ GlenworDJ Sprincy-,, CrnlorÂ·.1,-In 81 GO I â€¢ Phone (970) 928-01 35 â€¢ Fax (970) 9213-9230-1 ~ ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS: CONCEPTUAL REVIEW All applications for conceptual review must include the following information: 1. A site plan and a survey showing property boundaries and predominant existing site characteristics. 2. The conceptual selection of major building materials to be used in the proposed development. 3. If applicable, a statement of the effect of the proposed development on the original design of the historic structure and/or the character of the neighborhood. 4. Scale drawings of all elevations of any proposed structures, including a roof plan. 5. Without adding excessive costs to the applicant, a visual description of the neighborhood context through at least one of the following: diagrams, maps, photographs, models, or streetscape elevations. ATTACHMENT 5 SPECIFIC SUBMISSION REQUIREMENTS: FINAL REVIEW All applications for final review must include the following information: 1. An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development. 2. Finalized drawings of the proposal at 1/4"=1'0 scale. 3. If applicable, a statement detailing the effect of the proposed development on the original design of the historic structure and character of the neighborhood. 4. A statement indicating how the final development plan conforms to the representations made and to conditions placed upon the proposal during the conceptual review. PHILOS Interna8onal 234 East Hopkins Aspen, CO 81611 544-4777 April 13, 2001 Amy Guthrie Aspen Historic Preservation Commission 130 South Galena Aspen, CO 81611 Dear Amy, The following is a statement indicating why we feel that the final development plan conforms to the representations made and to the conditions placed upon the proposal during Conceptual Review. It has been our intention during the continuing development of this project to adhere to the programmatic and visual representations made during the conceptual design approval process. To this end, we have taken the Conceptual Design, as presented to and approved by the Community Development Department, and incorporated the Structural, Mechanical, Building Code, and ADA Access considerations that were not fully developed prior to (or during) the conceptual approval process. It is our belief that the Final Approval Documents are consistent with the Conceptual Approval Drawings and no significant departure will be noted upon comparison. The conditions imposed on this development during the HPC meeting of September 22, 1999 and our response are as follows: 1. Further explanation from the Architects as to why the existing lightwell is proposed to be enlarged and why the stairs to the basement cannot be recessed further from the street than the 2' that is presented in these plans. Light well response: We are proposing the enlargement of the existing light-well to provide a southern exposure for the bedroom, which will allow for direct sunlighting of the space as well as views towards Aspen/Shadow Mountain. It is our position that this window/expanded light well will significantly increase the livability of the below grade bedroom. Basement stair response: The UBC (as adopted by the city) mandates the provision of two exiting doors for the below grade commercial space while also providing for ADA access. Given the physical constrains of the site and the code mandated minimum size and configuration of the exterior below grade exit court this is the only stair placement that we could envision that allows for code compliance. It is our position that the proposed exterior stair placement is also consistent with the design practices of the era in which the Sheppard House was constructed. It was common practice for the designers/builders of this time to maximize the usable interior space (limited by the size of the lots) by starting public stairs accessed from the public sidewalk as near the property line as possible. Given the current operating costs for a business in Aspen, we feel that this issue is even more critical to establishing profitability today than it was in prior times. 2. For final review, the Architect is required to identify the location for any further rooftop mechanical equipment and verify that the equipment can be adequately screened from pedestrian view. Response: Please see the included cut sheet of the proposed rooftop mechanical units. The overall installed height of these rooftop units will be below the parapet height of 42". The location of the rooftop units is also indicated on the roof plan (Al.0) bound into this submittal. These rooftop units would only be visible from a vantage point above the height of the parapet and will not be visible to pedestrians on any of the adjacent city streets. 3. Stair Restudy that it be 3.6 from face of new building. Response: It is our position that the proposed exterior stair arrangement is consistent with the design practices of the era in which the Sheppard House was constructed. It was common practice for the designers/builders of this era to maximize the usable interior space (limited by the size of the lots) by starting public stairs accessed from the public sidewalk as near the property line as possible. Given the current operating costs for a business in Aspen, we feel that this issue is even more critical to establishing profitability today. 4. Recommendation to P&Z regarding the reduced trash and parking requirements. Trash requirement response: The proposed project will be adding only 2,200 SF of new net leasable space to the site. We feel that the size of the trash/service area of 34 SF for trash (one dumpster, recycling bins and box storage) and 8 Linear feet for utility/service as indicated on our drawings is more than adequate for the proposed tenants (Office, Residential) while allowing for increased future demands. The trash area will be provided with an overhead door that will fully screen the trash containers while provided unrestricted access to the trash/containers for service personnel and occupants directly from the public alley. The trash area will also have a concrete floor that allows for easily moving trash containers into the alleyway where they can be emptied into a service vehicle. Parking requirement response: After reviewing the Aspen Municipal Code Section 26.515.030 "Required number of off-street parking spaces", it is our conclusion that MSJ Properties will need to provide 4.3 new on-site parking spaces. New spaces would include 2.3 spaces for the new commercial development (1,340 SF net leasable) and 2 spaces for the new 2nd floor residential apartment (single family). The site currently has one on-site parking space that would be eliminated due to the proposed new construction. In support of this development proposal, we would like to ask that the on-site parking requirements be considered for waiving as part of a "Special Review" pursuant to Chapter 25.430 (for Historic Landmarks) in conjunction with the Final Approval process. We would ask that the HPC consider this request because of the conveniently located public transportation (RFTA) nearby. There is an up-valley bus stop located on Main Street at Paepke Park (1-1/2 blocks) and a down-valley stop just across Main Street from Paepke Park. Additionally, Ruby Park's all weather bus station is located 4-1/2 blocks to the northeast. It is also our observation that other nearby properties have not provided on-site parking due to the space constraints imposed by the Commercial Core's lot line to lot line building construction. We believe that waiving these on-site parking requirements would be consistent with the adjacent property's conditions as well as the larger Commercial Core district. 5. Finding that the standards have been met. Response: Please see the included standards and our response. Sincerely, Ralph Mitchell /1. I I. . 4 =:U. 4, 42 16 ... ...fp ;,as:,I 014 1Â·V "'. 1~ I Â·. r I'l Â·Â·L Â·.;lk'Â« l. . 31// 9- i .9 .,0 Â¥f , j r.%'64 . 411 : .2 - I. 4 1 1 . 11 4 .t -:44 - .1 '.14 1 63 1.- r. . W *111 .. 111 -1..- 3Â·*j' * 0 . .. . ......... ..... ..... . ./2 I I 7 HUB t 3 ..1111~ . + ..Â¥,e...,f .4 -3 1299.*'. 6..-*t. . 1 t.2 + f . Ff = 14 In'#499& ' . S . i .. - li 4,1,Â¥ &11.91; iÂ¥ $ 204 1 11 4- $21.1 d. 44 , , 1 11 .- C--4.1/IA.-- .79& i - .AN .1.4-4 r /1.1.â€¢ '/8---77~IF'&T#.Fl , ' - r 11 4 ) 44 . dr- /.'~Â·C-Z_.~~â€žr , .A .. 24- f i. 11Â£6* l 1 . . 2 f 1 4. . 1 f ty. - 1 - ... P ty. Fr- & 1 N + 1 , 1 4 I 1 imilimillix./. - 5~, 6ft/'ty.r. .ilt--~Ff;%4'.1-.. . Typical sidewalk stair and landing conditions at other locations in the Commercial Core. r,12'4~ '14%, 7 66 Â£9 - t '4 r 1, . ;r * J. 1 *Il~ -1.1 y. 3 - r . 1 *' 4 1 . -,-= I 4//4 ly -T -2* .â‚¬.la -2.4 0 1 - . 3 - -21 5 1 1 ..2 2;4.611~6 -- 3& - L .le,Apailt-u.,./C..21 1 1-0-=a - il:,im=,fr; -1/ 1.0,&. - -LI- - .- .- 4 S:GA~ # - 1-0jd 22.6,Â£81=5 -INEWEW=--ill#1 1 'r---4*41.3 11 1- 1 1 -1 UNIT A B C D E F G H J K L M N R S OPEÂ©TING :: :: 38HDC ft-In, mm ft-In. mm ft-In. mm ft-In. mm n-In. mm ft-In. mm ft-In. mm ft-In. mm ft-In. mm ft-In. mm ft-in, mm ft-In, mm ft-In mm ft-In. mm ft-In4 mm Lb kg I U) 018 2-136 638 2 3-01%/ie 938 2 1-29/U 369.9 1-4 406.4 1-1134. 5953 1-53/16 4366 1-5% 444.5 1-896 5112 1-1'A 336 6 0-6% 168 3 0-10'36. 274 6 0-036 15.00 0-034 9 52 0-414 115 0 0-61.4 166 0 150 68 0 ~ ~ 024 2-1% 638 2 3-01Â¥% 938 2 1-291 369 9 1-4 406.4 1-1174 595 3 1-53/4 4366 1-51% 444.5 1+81/6 511 2 1-27/4 366 7 0-6% 171 4 1- 0 304 8 0+,0% 15.00 0-04 9 52 0-42 115 0 0-62 166 0 154 690 030 2-154 638 2 3-0'54, 938 2 1-2966 369 9 1-4 406.4 1-119,6 595.3 1-53/4 436 6 1-51,4 444 5 1-81,6 511 2 1-1 3302 0-66 1714 0-11% 295.3 0-091 19.05 0-0% 9 52 0-49Â£ 115 0 0-64 166 0 169 766 OC 036 2-1',4 638 2 3-019,0 938 2 1-29/4 369 9 1-4 406.4 1-1164. 5953 1-54,- 436 6 1-576 444 5 1-81/6 511 2 1-0111 3223 0-634 171.4 0-11'/6 301.6 0+036 2222 0-04 9 52 0-41% 115 0 0-614 166 0 179 812 048 3-1Â¥0 944 6 3-896 1131 9 1-59,6 433 4 1-67/it 468.3 2- 6% 774 7 1-7% 498 5 2-5% 752 5 2-83/4 817 6 1-111/4 347 7 0-84 206.4 1 4 409 6 0-034 2222 0-034 9 52 0-41,4 115 0 0-693 166 0 270 122 4 03 060 3-134 944 6 3-8*1. 1131 9 1.51/4 433 4 1-634 468 3 2- 614 7147 1-7% 498 5 2-5% 752 5 2-8%. 817 6 1-29. 361 9 0-86 206.4 1- 41% 4191 0-096 2222 0034 9 52 0-41,4 1150 0-62 166 0 290 131 5 Ra MINIMUM MOUNTING PAD DIMENSIONS UNIT 12 38HDC Supion Feet Snow Stand Ice Stand ft-In. mm ft-In. mm ft-In. mm 018,024,030,036 1-11 x 3-6 584 2 x 1066 8 2-2 x 3-6 660 4 x 1066 8 2-2 x 3-6 660 4 x 1066 8 ~~n 048,060 2-0 x 4-2 609 6 x 1270 2-4 x 4-4 7112x 12700 2-3 x 4-2 660 4 x 1270 0 - 9 /W INO BAFFLE ACCESSORY (Â¤ =. ~ - â€¢-00 -1 WIZ [191] CJ 0 NOTESÂ· 1-0'-7- MAX. ORAIN HOLES - - --- --- - 1178] 1 Required clearances: With coil facing wall. allow 6 in minimum clearance on coil side and coil end. and 3 ft (IYP) AIR DISCHARGE minimum clearance on compressor end and fan side. With fan facing wall. allow 8 in minimum clearance on 1 1 fan side and coil end. and 3 ft minimum clearance on compressorend and coil side With multi-unit application ~. ~1~ m I 79 -9 ~ 4 fo' 11]/2. arrange units sowischarge of one does not enter inlet of another X -------------------, 2 Dimensions in parenthesis are in millimeters. 1 ; 3/16. 3 ~ Center of Gravity 1 1 1 1 r--9 9-- -1.P (1061 0. -C V 1- -- -P<91 _1 4 /1 K' r- -\ S --- 5 4-- -14 !1I GU 14.j 0'-0 11/16 -1 -~ ~. TYP AIR IN 4 -0-3 1/2 FIELD CONTROL SUPPLY CO'â€¢4. --~~~\ --* 1 1/8. DIA (291 HOLE -60 - [89) (18) TOP VIEW 7/8' DIA [22] HOLE Â·â€¢-0'-4 5/8- FIELD POWER SUPPLY CONN. [152] [1l8] I ~ ~ ~~~~X~- 1 3/8' 0 IA (35] 110( E FOR 018,024, 030,1 036 SIZES FOR 048,060 SIZES 1 1 7 1 1 Â® | ISERVICE PORTS _1__3(ADDITIONAI PORTS Â· Â· A 1 1 17&~FAsooANNFfss) H r- M-DIA VAPOR LINE CONN. ~ FEMALE 5WEAT CONN. 1 1 G 41 2 N~ DI R Â· LIQUID LItâ‚¬ CONN. 0811 1 1 FEMALE SWEAI CONN. R-) .sÂ· 1-1 U FRONT VIEW Â°es] ~ 1- ICE STANC) ACCE550RY *~ 0.-7 13/16* 1 (198] --f- 8 11/1~EL-11-- 1'-3 7/8. (4031 [5251 L SNOW-STAND ACCÂ£3SDRY L- 0 11 1/2.---1 [597] RIGHT SIDE VIEW 0 ATTACHMENT 6 DEVELOPMENT REVIEW STANDARDS 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: 1. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District, or is adjacent to a Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to 500 sq.ft., or exceed the allowed site coverage by up to 5%, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. 2. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development; and 3. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels; and 4. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. 1 "HISTORIC DISTRICT AND HISTORIC LANDMARK DESIGN GUIDELINES" HAVE BEEN ADOPTED BY THE CITY AND ARE AVAILABLE AS A FURTHER EXPLANATION OF THE INTENT OF HPC AND GENERAL PRINCIPALS OF HISTORIC PRESERVATION. ALL APPLICANTS SHOULD CONSULT THIS RESOURCE, COPIES OF WHICH ARE AVAILABLE IN THE COMMUNITY DEVELOPMENT DEPARTMENT. ATTACHMENT 7 GENERAL SUMMARY OF TWO STEP HPC APPLICATION PROCESS 1. The following are the types of development applications which are processed in two steps by the HPC: â€¢ Significant development review â€¢ Partial demolition or on-site relocation when it is a part of a significant review â€¢ Demolition â€¢ Off-site relocation 2. Development review procedure summary. The two step HPC review procedure is as follows: â€¢ Attend a pre-application conference. The purpose of this one-on-one meeting with the historic preservation planner is to determine the review process into which your development proposal fits and to identify the materials staff will need to review your application. â€¢ Submit conceptual review application. Based on your pre-application conference, respond to the appropriate portions of the application package and submit the requested number of copies, and fee if applicable, to the Community Development Department. â€¢ Determination of completeness. Within five working days of the date of your submission, the application package will be reviewed by Staff to determine if all required information has been included. You will be notified in writing Â·j when additional materials are necessary. â€¢ Complete public notice requirements. â€¢ Review of development application. Once the application is determined to be complete, the item will be scheduled on the soonest HPC agenda available. The submission due date is a minimum of nine days prior to the HPC meeting date to allow for staff review and memo preparation. It is the planner's task to review the application with respect to it's compliance with land use regulations and to write a memo to the Historic Preservation Commission. In the memo, the planner will recommend approval, approval with conditions, tabling, or denial of the application. The memo is normally available at the end of the week prior to the HPC meeting. The planner will call the applicant or representative when the memo is ready and can also provide the expected agenda time for the item. â€¢ At the meeting, staff will make a brief presentation of the case and then the Chair will ask the applicant or representative to make a presentation or to clarify any aspects of the project. HPC members will comment on the proposal and then vote on an action. â€¢ Submit final review application. Determination of completeness, staff review, and HPC review will be repeated. 3. Receipt of building permit. Once the approval of HPC 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. 4. HPC assigns a member of the Commission to be the "project monitor" for each project. The monitor (and Staff) may periodically visit the site as work is under construction. If 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 HPC. ATTACHMENT 8 PUBLIC NOTICE REQUIREMENTS There are three forms of notice required by the Aspen Municipal Code, these being notice by publication in the newspaper, notice by posting of the property, and notice by mail to surrounding landowners. Significant development requires a public hearing at conceptual and final review. Following is a description 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 Community Development Department Administrative Assistant who will also be responsible for delivering the notice to the newspaper by the deadline. The City pays the cost of publishing the notice. 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 Community Development Department, to fill it in correctly and to bring proof (preferably a photograph) to the hearing to show that the posting took place. 3. Mailing. Mailing of notice is to be made to all owners of property within 300 feet of the subject parcel by the applicant. 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 (in the form of a signed affidavit) to the hearing to show that the mailing took place. Standards for notice shall be as follows: â€¢ 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. â€¢ 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 given 5 days prior to the hearing. â€¢ 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 60 days prior to the date of public hearing. PLEASE NOTE THAT A PUBLIC HEARING CANNOT BE HELD WITHOUT PROOF OF NOTICE PRESENTED AT THE MEETING. LAND USE APPLICATION PROJECT: Name: 611 Ef'f'Alup eliC LDINGT Location: 602 EAST- M<Dâ‚¬klbit, L.oT k 1 filock. 80, to 47}-1 5 LTE (Indicate street address. lot & block number. legal description where appropriate) APPLICANT: Name: 3-ot\Â·14 13>AV 16 90 ME) 3- .FEC) FEE-re'E-5 Address: 90 BoX 944 , 8454\I , co 9(62 I Phone #: 6-97-337 2 1 72-1- Â· 7700 REPRESENTATIVE: Name: NALF14 ti (18.,+\ ELL i 1214 4-05 1 kI TEâ‚¬ 14 A-T IO N A L. Address: /64 Ektp-F 140'91':~t\\9> ;, At>VEU 1 Phone #: 9 + 4- 41- 7-1- TYPE OF APPLICATION: (please check all that apply): U Conditional Use U Conceptual PUD El Conceptual Historic Devt. 13~ Special Review U Final PUD (& PUD Amendment) g Final Historic Development ~ Design Review Appeal I Conceptual SPA El Minor Historic Devt. 0 GMQS Allotment El Final SPA (& SPA Amendment) ~ Historic Demolition g GMQS Exemption gl Subdivision C Historic Designation ~ ESA -8040 Greenline, Stream j Subdivision Exemption (includes m Small Lodge Conversion/ Margin. Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane El Lot Split m Temporary Use C] Other: g Lot Line Adjustment m Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings. uses, previous approvals, etc.) EXMTh-\6- Â·Ate:-pKE *oile>e -4-- olr-rell}1-12/k\(3- Lit>ED 17*52- 'KET-All-, 6031~4EMIN,g AMP ZES< -DEM -flal-- 15(03-acr +PAS *ECEIVED CauCEp-TUAL 4'FC #f'FPovAL, PROPOSAL: (description of proposed buildings, uses. modifications. etc.) TAR:r\AL AEÂ»\OLIT IoN OF ':REMZ NoN-Frifilt>:RE AVP IT 1074. -KELOCATE + ATrActi EkisT 81(t Oil-I--agil.171NEr. RE\1) MI 'CEU) 1168 911:Zaa 111CE B KEAE. Have you attached the following? FEES DUE: S 0 Pre-Application Conference Summary m Attachment #1, Signed Fee Agreement 0 Response to Attachment #2. Dimensional Requirements Form U Response to Attachment #3. Minimum Submission Contents 0 Response to Attachment #4. Specific Submission Contents U Response to Attachment #5. Review Standards for Your Application 1 1 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Fred Jarman and Amy Guthrie DATE: 2/12/01 PROJECT: Shepard House Project (302 East Hopkins Redevelopment) REPRESENTATIVE: Ralph Mitchell (FAX = 920.4154) (philos@rof.net) TYPE OF APPLICATION: Final Review & Special Review (Historic Preservation Commission) GMQS Exemption (Growth Management Commission) DESCRIPTION: John Davis, represented by PHILOS International has received HPC conceptual approval, partial demolition, and on-site relocation approval for the property located at 302 East Hopkins Avenue, Lot K, Block BO, City and Townsite of Aspen known as the Shepard House. The property maintains a landmark designation and is located in the Commercial Core Zone District with a Commercial Core Historic Overlay. The project involves demolishing a non-historic addition to the existing house, relocating the existing shed on site, and buil ding a new commercial/residential structure at the rear of the lot. The applicant wishes to move forward to Final Review to redevelop the building. QUESTIONS RAISED IN THE PRE-APPLICATION CONFERENCE: I 1) There is some question as to the required on-site parking mitigation and adequate trash /utility space provided. This can be addressed through the Special Review process. Planning and Zoning conducts Special review process; however, the Community Development Director can - determine that HPC could make the decision as part of a consolidated Final review / Special review before the HPC. The applicant will have to determine the new parking requirement generated by the redevelopment as well as any existing spaces that will be eliminated and ask the HPC for a waiver of those spots. There will be a cash-in-lieu requirement for those spaces associated with new commercial development. The applicant must determine the trash a.rea - required by the Engineering Department and ask for a waiver of what can't be accommodate on site. 2) The applicant will need to meet with the Housing Office to determine what the required mitigation for employee generation will be given the proposed use and square footage (new net leasable) and is there adequate affordable housing provided. Because this developrneill is -4 a mixed use development and is a landmarked property. it is exempt from competing through the Growth Management Ouota S>'stem: (however. the project would still have to be reviewed by the Growth Management Commission): to determine if-pro.ject impacts have been mitigated. PROCESS: The matrix below outlihes all the proper procedures for the different requests and the appropriate decision making body for this application. 1 Initial request Development Review Committee (DRC) 2 Housing Mitigation Request Housing O#ice 3 GMQS Exemption Growth management Commission (GMC) 4 Final Review & Special Review Historic Preservation Commission (HPC) or Planning and zoning Commission Â¢ A 4 Applicable Land Use Code Sections 'Flikil. - 050 26.304 Common Development Review Procedures 26.415 Development in an Historic Overlay District , 0 26.430 Special Review 26.515.040 Off-Street Parking Requirements 26.710.140 Commercial Core Zone District '26.470.070 Growth Management Quota System: Exemptions *- 26.575.060 Utility / Trash Service Areas 26.420 Historical Overlay District and Historic Landmark 26.415(C)(4) Application for Final Review k Applicable Historic Preservation design Guidelines Sections p Chapter 13 Design in the Commercial Core Historic District f Review by: Staff for completeness, Referral agencies for recommendations, Planning Director for a recommendation to Historic Preservation Commission, Housing Board, and Growth Management Commission. Public Hearing: Yes, Historic Preservation Commission, Housing Board, and Growth Management Commission, Planning and Zoning Commission Referral Agencies: Engineering. Zoning Officer. and Historic Preservation Officer Planning Fees: Planning Deposit ($2.405) HPC Significant Development Final Review Referral Agency Fees: Engineering. Minor ($180) Housing. Minor ($180) Total Deposit: $2,765 (additional hours are billed at a rate of $205/hour) To apply. submit the following information: 1. Proof ofownership. 2. Signed fee agreement 3. Applicant's name. address and telephone number in a letter signed by the applicant which Stales the name. address and telephone number of the representative(s) authorized to act on behal f of the applicant. 4. Street address and legal description of the parcel on which development is proposed to oce Ur 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 o f the property, and all mortgages, judgments. liens, easements, contracts and agreements affecting the parcel, and demonstral ing the owner's right to apply for the Development Application. 5. Total deposit for review o f the application '-Â·+ 6. 1 Copy of the complete applicatiop packet and maps. Once Staff deems the application complete, Staff will request the required copies. (HPC = 9; GMC = 10; Referral Agencies == 1/ea; Planning Staff = 2) 7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. 8. Draft Plat including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. Contact Engineering Department if more specifics are needed. 920.5080. 9. A written description of the proposal and an explanation in written, graphic, or model forin of how the proposed development complies with the review standards relevant to the development I application. Please include existing conditions as well as proposed. Please refer to the review standards in the application. Process: Planner reviews case for completeness and sends to DRC for referral comments. Case planner 3 contacts applicant and sets up a site visit. Staff reviews application to determine if it meets standards of review. Case planner makes a recommendation of approval, approval with conditions, or denial to the Community Development Director. A public hearing date is scheduled for the HPC. 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. ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and >1 45 I Tgo:FEET I Ef-> (hereinafter APPLICANT) AGREE AS FOLLOWS: t. APPLICANT has submitted to CITY an application for 6 0EFFA RED Â»111 lt) l W Er (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 49 (Series of 1998) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. D. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, k is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional COStS tO be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it Will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness. APPLICANT shall pay an initial deposit in the amount of S which is for hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. r CITY OF ASPEN APPLICANT By: u-* 63- By: *Mie Ann Woods ,>community Development Director Date: ,Mailing Address: ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: SMET'FAED #0468 Applicant: Mei 'Ffâ‚¬oWEAT\W o Location: as>Z EheT -HeeKINS Zone District: CO Lot Size: '30 X 1 90 Lot Area: 9, ecu +L (for the purposes o f 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. \,1 4-0 Proposed: 1 <840 Number of residential units: Existing: \ Proposed: 1 Number of bedrooms: Existing: \ Proposed: 15 Proposed % of demolition (Historic properties only): 1 5.8 2 DIMENSIONS: Floor Area: Existing: iii1-0 Allowable: 4,500 Proposed. 2,59 5 Principal bldg. height: Existing: 21/1-1- Allowable: 10 Proposed: Access. bldg. height: Existing. 1 2 Allowable: to Proposed: \L On-Site parking: Existing: \ Required: 4 Proposed: D % Site coverage: Existing: Required: Proposed: % Open Space: Existing: 33 % Required.- 26 % Proposed: 26 7 + Front Setback: Existing: CLS' Required: O Proposed: Rear Setback: Existing: O Required: o Proposed: Combined F/R: Existing: 7.5 Required: b Proposed: 9 S ' Side Setback: Existing: E=o Required: 0 Proposed: CD Side Setback: Existing: w = 6,5' Required: e ,Proposed: 0 1 0 Combined Sides: Existing: 2.9 Required: Pcoposed: 0 Existing non-conformities or encroachments: No KEE Â«40 LON 9 ~ 19' 0 1 Variations requested: 4 9*-9 kclb\(Er- of'42-WED WA\\4557. T'FZÂ·A .4 41 /6 E A.4 1Ca A Â£-EA 43-6/11 01- 10 k! . ' ATTACHMENT 3 MINIMUM SUBMISSION CONTENTS 1. 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. The street address and legal description ofthe parcel on which development is proposed to occur. 3. A disclosure of ownership of the parcel on which 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 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 improvement survey including topography and vegetation showing the current status of the parcel certified by a registered land surveyor, licensed in the State of Colorado. (This requirement. or any part thereof, may be waived by the Community Development Department if the project is determined not to warrant a survey document.) r ATTACHMENT 4 Review Standards: Development Application for Two Step GMQS Exemption by Commission/Council Section 8-104 C.1. Development which may be exempted by the City Council shall be as follows. b. Construction of Essential Public Facilities. (i) Except for housing, development shall be considered an essential public facility if it serves an essential public purpose, provides facilities in response to the demands of growth. is not itself a growth generator, is available for use by the general public, and serves the needs of the City. It shall also be taken into consideration whether the development is a not-for-profit venture. This exemption shall not be applied to commercial or lodge development. (ii) A development applicant shall demonstrate that the impacts of the essential public facility will be mitigated. including those associated with the generation of additional employees. the demand for parking, road and transit services. and the need for basic services including but not limited to water supply, sewage treatment, drainage control, fire and police protection, and solid waste disposal. It shall also be demonstrated that the proposed development has a negligible adverse impact on the City's air. water, land and energy resources. and is visually compatible with sur- rounding areas. (iii)Notwithstanding the criteria as set forth in paragraphs (i) and (ii) above, the city council may determine upon applicatoin that development associated with a nonprofit entity qualifies as an essential public facility and may exempt such development from the GMQS and from some or all such mitigation requirements as it deems appropriate and warranted. c. Affordable housing. All housing deed restricted in accordance with the housing guidelines of the City Council and its housing designee. 7. r The review of any request for exemption of housing pursuant to this section shall include a determination of the City's need for such housing, considering the proposed development's compliance with an adopted housing plan. the number of dwellink units proposed and their location. the type of dwelling units proposed, specifically regarding the number of bedrooms in each unit, the size of the dwelling unit. the rental/sale mix of the proposed development. and the proposed price categories to which the dwelling units are to be deed restricted. d. Accessory uses in mixed use development. Development of accessory uses in a mixed use development. when the following conditions are met: . (1) The proposed development consists of a building or buildings designed as an inte- grated whole which contains uses requiring the submission of development applications for an allotment in more than one of the categories of Sec. 8-103(A). (2) The building or buildings are designed in a manner so that separate review of its components would be redundant or would hinder comprehensive review of its interrelated parts. (3) There is one (1) use of the property which is the principal use and any other uses are accessory to, in support of and necessary for the principal use. (4) In conjunction with the Application for Exemption, an application is submitted pursuant to Sec. 8-106 which receives a development allotment for the principal use. (5) The impacts of the accessory use on public facilities and affordable housing are mitigated by an agreement to provide the necessary public facilities and affordable housing at a level which would meet the threshold required in Sec. 8-106 for the accessorv use. (6) The site design and architecture of the accessory use is evaluated in conjunction with the review of the Development Application for the principal use pursuant to Sec. 8-106. e. Affordable housing zone district. The development of no more than fourteen (14) free ~ market dwelling units for entire city in one calendar year. das/at4.gmqs.commission_ council 1- ATTACHMENT 5 Review Standards: Development Application for Two Step GMQS Exemption by Commission/Council Section 8-104 C.1. Development which may be exempted by the City Council shall be as follows. a. Construction of Essential Public Facilities. (i) Except for housing. development shall be considered an essential public facility if it serves an essential public purpose, provides facilities in response to the demands of growth, is not itself a growth generator, is available for use by the general public. and serves the needs o f the City. It shall also be taken into consideration whether the development is a not-for-profit venture. This exemption shall not be applied to commercial or lodge development. (ii) A development applicant shall demonstrate that the impacts of the essential public facility will be mitigated. including those associated with the generatio n of additional employees. the demand for parking, road and transit services. and the need for basic services including but not limited to water supply. sewage treatment, drainage control. fire and police protection, and solid waste disposal. It shall also be demonstrated that the proposed development has a negligible adverse impact on the City's air. water. land and energy resources, and is visually compatible with sur- rounding areas. (iii)Notwithstanding the criteria as set forth in paragraphs (i) and (ii) above, the city council may determine upon applicatoin that development associated with a nonprofit entity qualifies as an essential public facility and may exempt such development frorn the GMQS and from some or all such mitigation requirements as it deems appropriate and warranted. b. Affordable housing. All housing deed restricted in accordance wifh the housing guidelines ofthe City Council and its housing designee. The review o f any request for exemption of housing pursuant to this section shall inc ludie a determination of the City's need for such housing. considering the proposed development's compliance with an adopted housing plan. the number of dwelling units proposed and their location. the type of dwelling units proposed. specifically regarding the number of bedrooms in each unit. the size of the dwelling unit. the rental/sale mix of the proposed development. and the proposed price categories to which the dwelling units are to be deed restricted. - I c. Accessory uses in mixed use development. Development of accessory uses in a mixed use development, when the following conditions are met: (1) The proposed development consists of a building or buildings designed as an inte- grated whole which contains uses requiring the submission of development applications for an allotment in more than one of the categories of Sec. 8-103(A). (2) The building or buildings are designed in a manner so that separate review of its components would be redundant or would hinder comprehensive review of its interrelated parts. (3) There is one (1) use of the property which is the principal use and any other uses are accessory to, in support of and necessary for the principal use. (4) In conjunction with the Application for Exemption, an application is submitted pursuant to Sec. 8-106 which receives a development allotment for the principal use. (5) The impacts of the accessory use on public facilities and affordable housing are mitigated by an agreement to provide the necessary public facilities and affordable housing at a level which would meet the threshold required in Sec. 8-106 for the accessory use. (6) The site design and architecture o f the accessory use is evaluated in conj unction with the review of the Development Application for the principal use pursuant to Sec. 8-106. e. Affordable housing zone district. The development of no more than fourteen (14) free market dwelling units for entire city in one calendar year. das/att5.gmqs.comm_council i. r 2 GMQS 26.100.050 Exemptions. Several types of development are eligible for exemption from the residential and tourist accommodations growth management competition and scoring procedures of this article. Some types of exempt development are deducted from the pool of annual development allotments and metro area development ceilings; others are not. This section describes the types of development that are exempt from growth management competition and scoring. The provisions are organized in terms of the decision-making entity with responsibility and authority for considering exemption requests. The regulations also describe whether exemptions are to be deducted from the pool of annual development allotments and the metro area development ceilings. See "Allocation Procedures for Exempt Development," Section 26.100.060(B). An exemption may not be sought for any parcel for which any other development allotment is being sought or is approved A. Exemption by Community Development Director. 1. General. a. Timing of exemption request. No development shall be considered for an exemption by the Community Development Director until a complete building permit application has been submitted pursuant to Section 26.52.070. b. Delayed reconstruction of demolished dwelling. hotel and lodge units. An exemption request that includes a request for an extension of the three-year deadline on reconstruction of demolished dwelling. hotel and lodge units shall be accompanied by an improvements survey of the structure. No demolition shall occur until the Community Development Director has verified the improvements survey. 2. Community Development Director exemptions that are not deducted from the pool of annual development allotments or from the metro area development ceilings. The following exemptions shall not be deducted from the respective annual development allotment established pursuant to Section 26.100.040 or from the metro area development ceilings established pursuant to Section 26.100.030. a. Remodeling. restoration. expansion, or reconstruction of existing buildings. Remodeling, restoration, or expansion, of existing lodge and multi-family buildings. The remodeling. restoration. or expansion of an existing lodge or multi-family building shall be exempt from the growth management competition and scoring procedures. provided that no additional dwelling. hotel, or lodge units are created. such development is in compliance with Section *** Resident Multi-Family Housing Replacement Program. and no change of Exhibit A - Page 1 use is involved. No bandit unit shall be remodeled, restored. or expanded unless it has first been legalized pursuant to Section 26.40.090. Reconstruction of demolished lodge buildings. Reconstruction of demolished lodge buildings shall be exempt from the growth management competition and scoring procedures, in accordance with the following standards: (a) The applicant shall verify, by a letter submitted to and approved by the Comn}unity Development Director, the number of existing legal units on the property prior to demolition and shall agree that reconstruction will occur pursuant to the terms of this Title. (b) An applicant may propose to demolish and then delay the reconstruction of existing hotel or lodge units. Reconstruction shall occur within five (5) years of demolition, unless an extension of this deadline is granted by the City Council for good cause. (c) (c) Any building that is demolished shall be limited to reconstruction on the same parcel or on a contiguous parcel owned by the applicant. Reconstruction of demolished multi-family buildings. Reconstruction of demolished multi-family buildings shall be exempt from the growth management competition and scoring procedures. in accordance with the following standards: a) The applicant shall verify, by a letter submitted to and approved by the Community Development Director. the number of existing legal units on the property prior to demolition and shall agree that reconstruction will occur pursuant to Section 26.48.030 Resident Multi-Family Housing Replacement Program and the terms of this Title. b) Any building that is demolished shall be limited to reconstruction on the same parcel or on a contiguous parcel owned by the applicant, unless it is determined that reconstruction shall be permitted off-site pursuant to Section 26.48.030. c) No bandit unit shall be reconstructed unless it has first been legalized pursuant to Section 26.40.090. Remodeling, restoration, or minor expansion of an existing single-family or duplex structures. The remodeling, restoration, or expansion by not more than one-thousand (1,000) square feet of Floor Area of existing single-family or duplex dwellings whidh does not alter the number of dwelling units shall be exempt from growth management. Phased-expansions are cumulative. Expansion are subject to the Affordable Housing Major expansion of existing single-family or duplex structures. The expansion by more than one-thousand (1.000) square feet of Floor Area of one or two detached residential units or a duplex shall be exempt from the growth management competition and scoring procedures if the following standards are met: Exhibit A - Page 2 I. Single-family. In order to qualify for a single-family exemption. the applicant shall have three options: A. providing an accessory dwelling unit pursuant to Section ADU B. paying the applicable affordable housing impact fee C. recording a resident-occupancy deed restriction on the single-family dwelling unit being expanded. II. Duplex. In order to qualify for a duplex exemption, the applicant shall have five options: A. providing one free market dwelling unit and one deed restricted. resident- occupied dwelling unit with a minimum floor area of one thousand five hundred (1,500) square feet B. providing two free market dwelling units and one accessory dwelling unit, pursuant to Section ADU, with a minimum floor area of six hundred (600) net livable square feet C. providing two free market dwelling units and two accessory dwelling units pursuant to Section ADU D, providing two deed restricted, resident-occupied dwelling units; or E. paying the applicable affordable housing impact fee. Construction, reconstruction after demolition, or conversion of a single-family or duplex structure. The construction of one or two detached residential units or a duplex dwelling on a lot that was subdivided or was a legally described parcel prior to November 14, 1977, or which was created through a lot split or historic lot split. or the replacement after demolition of one or two detached residential units or a duplex dwelling, or the conversion of a single family dwelling into a duplex dwelling, or the conversion of a duplex dwelling into a single-family dwelling shall be exempt from the competition and scoring procedures i f the following standards are met: I. Single-family. In order to qualify for a single-family exemption. the applicant shall have three options: A. providing an accessory dwelling unit pursuant to Section ADU B. paying the applicable affordable housing impact fee I C. recording a resident-occupancy deed restriction on the sing[*family dwelling unit being expanded. r II, Duplex. In order to qualify for a duplex exemption. the applicant jh'all have five options: A. providing one free market dwelling unit and one deed restricted, resident- occupied dwelling unit with a minimum floor area of one thousand five hundred (1.500) square feet B. providing two free market dwelling units and one accessory dwelling unit. pursuant to Section ADU. with a minimum floor area of six hundred (600) net livable square feet C. providing two free market dwelling units and two accessory dwelling units pursuant to Section ADU D. providing two deed restricted. resident-occupied dwelling units: or Exhibit A - Page 3 E. paying the applicable affordable housing impact fee. Affordable Housing Impact Fee 26.48.010 Applicability. The provisions of this Chapter 26.48 shall apply in the calculation of the affordable - housing impact fee required in Section 26.100.040(A) . 26.48.020 Calculation of affordable housing impact fee. The amount o f the affordable housing impact fee is based on the public cost to provide affordable housing as a result of the activity for which the fee is required. The formula shall multiply the cash-in-lieu payment established from time to time by the Aspen/Pitkin County Housing Office for moderate income employees and the square footage of the subject development. The formula assumes that for every three thousand (3,000) square feet of new single-family or duplex floor area that the public will be required to provide housing for one moderate income employee. The per square foot fee shall be determines as follows: average of cash-in-lieu amount for Category 2 and 3 3,000 s.f. The residential square footage of the subject development shall be determined by calculating one of the following: â€¢ the residential floor area constructed as a result of the demolition of a single-family or duplex dwelling unit (the floor area of a demolished dwelling unit shall not constitute a credit) â€¢ the new residential floor area constructed as a result of the significant expansion of a single-family or duplex dwelling unit. (the floor area of the existing dwelling unit shall constitute a credit) â€¢ the new residential floor area constructed on a previously vacant lot. â€¢ the floor area of a structure converted from a single-family to a duplex residence or from a duplex to a single-family residence. r The per square foot impact fee and the subject square footage being shall be multiplied to determine the cash-in-lieu payment as follows: (per s.f. Impact fee) X (subject s.f.) = cash-in-lieu payment. This fee shall be paid in full to the City of Aspen after acceptance of the fee, pursuant to Section.acceptance Exhibit A - Page 4 Attachment 6 Two Step Commission/Council Development Review Procedure 1. Attend pre-application conference. During this one-on-one meeting, staff will determine the review process which applies to your development proposal and will identify the materials necessary to review your application. One step reviews may be consolidated with the two step application and reviewed concurrently. 2. Submit Development Application. Based on your pre-application meeting, you should respond to the application package and submit the requested number of copies of the complete application and the appropriate processing fee to the Community Development Department. Depending upon the complexity of the development proposed, Staff may suggest submitting only one copy. This way any corrections that may be necessary can be accomplished before making additional copies 3. Determination of Completeness. Within five working days of the date of your submission, staff will review the application. and will notify you in writing whether the application is complete or if additional materials are required. Please be aware that the purpose o f the completeness review is to determine whether or not the information you have submitted is adequate to review the request. and not whether the information is sufficient to obtain approval. 4. Staff Review of Development Application. Once your application is determined to be complete, a date for the review by the Planning and Zoning Commission or the Growth Management Commission will be set. Applications are scheduled for review on the first available agenda given the requirements for public notice. During the staff review stage. the application will be referred to other agencies for comments. T he Planner assigned to your case or the agency may contact you if additional information is needed or if problems are identified. The Planner will prepare a review memo which addresses the proposal's compliance with the Land Use Code and incorporates the referral comments. The planner will recommend approval, denial or tabling of the application and recommend appropriate conditions to this action. You will be called to pick up a copy of the memo and the agenda at the end of the week before your hearing, or we can mail it to you if you so request. During the period o f staff review. it is essential that public notice be given, when required for your development application. The requirements for notice of your application are provided in Attachrnent 7. 5. Commission and Council Review of Development Application. Your project will be presented to the Commission at a regularly scheduled meeting. 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. 26.Acceptance of Affordable Impact Fee: The Planning and Zoning Commission, or the Historic Preservation Commission if the property is a Historic Landmark or within a Historic Overlay District, may approve the payment of an Affordable Housing Impact fee by following the Special Review procedures set forth in Section 26.64 if: 1. There exists a site specific contraint which prevents, or significantly limits, the development of an Accessory Dwelling Unit. 2. An ADU is incompatible with, or would significantly detract from, the character of the neighborhood, the character of the property, or with a historic resource located on the same property. 3. The owner of the principal residence is a local working resident and wishes to defer the payment of the impact fee pursuant to Section 26.48.030. 26.48.030 Deferral of affordable housing impact fee. If the owner of a single-family or duplex unit for which an affordable housing impact fee is due is a qualified working resident. as that term is defined herein, the obligation to pay the impact fee may be deferred, at the owners request, until such time as the dwelling unit is sold to a buyer who is not a qualified working resident. Furthermore. the amount of the impact fee which is deferred shall be adjusted at the time of resale in proportion to the change in value of the subject dwelling unit from the value at the time the obligation for the impact fee was incurred to the value on the date of closing. The value at the time that the impact fee is due shall be determined by the chief building official on the basis of a current appraisal. a reliable opinion of value, assessed valuation. or such other method as deemed appropriate. The value on resale shall be the value of the total consideration paid by the buyer. In no case shall the fee be adjusted downward to an amount less than twenty-five (25) percent, or upward to an amount greater than fifty (50) percent. of the impact fee which was deferred. The obligation for the impact fee and the value of the dwelling unit at the time the obligation is incurred shall be set forth in a written document, signed by the owner or owners of the subject dwelling unit. and recorded in the records of the Pitkin County Clerk and Recorder prior to the issuance of a certificate of occupancy. (Ord. No. 1-1990. Â§ 3: Code 1971, Â§ 5-703) Exhibit A - Page 5 ATTACHMENT 7 Public Hearing Notice Requirements Three forms o f notice are required by the Aspen Land Use Regulations: publication in the newspaper, posting of the property, and mailing 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 identification of 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 fifteen (15) days prior to the hearing. The legal notice will be written by the Community Development Department 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 ten (10) 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 to 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. 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 proo f to the hearing that the mailing took place (use attached affidavit). ' ~ Standards for notice shall be as follows: 1. 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 fifteen (15) days prior to the hearing. 2. All other landowners within 300 feet of the subject property must be mailed notice ten (10) days prior to the hearing, unless notice is given by hand delivery, in which case it must be sent five (5) days prior to the hearing. 3. Subdivision applications only also require notice by registered mail to all surface owners. mineral owners and lessees of mineral owners of the subject property. 1 - 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 public hearing. , Once action is taken by the Commission, a review by Council can be scheduled. This review is typically scheduled for the next available Council agenda, within 15 to 30 days following the Commission's recommendation. An updated staff memo will be prepared for this meeting, which will again be made available to you just prior to the meeting. Final action is by Ordinance adoption which requires two readings by Council; second reading is a public hearing which is noticed by publication of the Ordinance by the City Clerk. Due to notice requirements, the second reading is generally scheduled 3 or 4 weeks after first reading. Please review Attachment 7 to determine if additional notice is required at Council. 6. 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 submitted. 2stepsum.doc I. 2 Attachment 8 . County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I, , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners ofproperty within three hundred (300) feet ofthe subject property. as indicated on the attached list, on the day of , 199_ (which is days prior to the public hearing date of 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the day of , 199 , to the _ day of , 199 . (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. Signature (Attach photograph here) Signed before me this day of 199__.by r . WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: Notary Public ASPEN/PITKIN COMMUNITY DEVELOPMENT 2000 LAND USE APPLICATION FEES CATEGORY HOURS DEPOSIT FLAT FEE Major 12 2,310.00 Minor 6 1,155.00 Staff Approvals 480.00 Flat Fee 265.00 Exempt HPC 65.00 Â«.,- .Minor HPC 480.00 Significant HPC <1000 sq. ft. 1155.00 Significant HPC >1000 sq. ft. 2310.00 Demolition, Partial Demolition, Relocation . 2310.00 Referral Fees - Environmental Health Major 330.00 Minor 170.00 Referral Fees - Housing Major 330.00 Minor 170.00 Referral Fees - City Engineer Major 330.00 Minor 170.00 ' Hourly Rate 195.00 f 0 -r. r TABLE 1 SUMMARY OF PUBLIC HEARING NOTICE PROCEDURES APPLICATION TYPE PUBLIC BY WHOM FORM OF HEARING NOTICE1 REQUIRED? CONDITIONAL USE REVIEW Y P&Z 2.3 ESA REVIEW (8040 Greenline. Stream Margin, Mountain N View Plane, Hallam Lake Bluff) GMQS ALLOTMENT Y GMC 1,2,3 GMQS EXEMPTIONZ Y By GMC 1 By Council GMC-1 Council - 1 HISTORIC DEVELOPMENT Conceptual Development Y HPC 1,2,3 Final Development N Minor Development N Historic Demolition Y HPC 1,2,3 Historic Designation Y HPC, PkZ & HPC - 1,2 Council P&Z - 1.2 Council - 1,2.3 Historic Lot Split Y HPC 1.2,3 MAP AMENDMENTS Y P&Z & P&Z - 1,2.3 Council' Council - 1,2,3 PUD - CONCEPTUAL Y Council' 1,2,3 PUD - FINAL (and PUD Amendment) Y P&Z 1.2.3 SPA - CONCEPTUAL Y Counci14 1,2,3 SPA - FINAL (and SPA Amendment) Y P&Z 1,2,3 SUBDIVISION Y P&Z & P&Z - 1,2,3 CounciF Council - 1,2.3 SUBDIVISION EXEMPTIONS Condominiumization N Lot Split Y Council 1.2.3 Lot Line Adjustment N SPECIAL REVIEW N TEXT AMENDMENTS Y P&,2-& P&Z-1 Coifnci13 Council - 1 TEMPORARY USES Y Counci14 1.2.3 VESTED PROPERTY RIGHTS Y Council-' 1.2.3 1 Numbers refer to the following: 1 = Publication in newspaper 2 = Posting of property 3 = Mailing to surrounding landowners See Subdivision Exemptions for Lot Splits Public Hearing occurs at second reading of the Ordinance by Council. 4 Adopted by Resolution. only one hearing required. which is a public hearing. rn. rn W to I I County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(E) I, , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following 11 manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred (300) feet of the subject property. as indicated on the attached list. on the day of . 200_ (which is days prior to the public i hearing date of 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the day of , 200 . to the day of , 200 . (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. Signature (Attach photograph here) Signed before me this day of 200_.by ~ I 1 WITNESS MY HAND AND OFFICIAL SE.AL My Commission expires: Notary Public PHILOS Internabnal 234 East Hopkins Aspen, CO 81611 544-4777 April 13, 2001 Amy Guthrie Aspen Historic Preservation Commission 130 South Galena Aspen, CO 81611 Dear Amy: Included below is a description of MSJ Property's proposal for the Sheppard House property located at 302 East Hopkins Avenue, Aspen. Proposal: The property maintains a landmark designation and is located in the Commercial Core Zone District with a Commercial Core Historic overlay. The project involves demolishing a non-histoMc addition to the existing house, relocating the existing shed on site, and building a new commercial/residential structure at the rear of the lot. The project has received conceptual approval from the HPC. After reviewing the Aspen Municipal Code Section 26.515.030 "Required number of off- street parking spaces", it is our conclusion that MSJ Properties will need to provide 4.3 new on-site parking spaces. New spaces would include 2.3 spaces for the new commercial development (1,340 SF net leasable) and 2 spaces for the new 2nd floor residential 141 apartment (single family). The site currently has one on-site parking space (servicing the existing basement studio apartment) that would be eliminated due to the proposed new construction. In support of this development proposal, we would like to ask that the on-site parking requirements be considered for waiving as part of a "Special Review" pursuant to Chapter 25.430 (for Historic Landmarks) in conjunction with the Final Approval process. We would ask that the HPC consider this request because of the conveniently located public transportation (RFTA) nearby. There is an up-valley bus stop located on Main Street at Paepke Park (1-1/2 blocks) and a down-valley stop just across Main Street from Paepke Park. Additionally, Ruby Park's all weather bus station is located 4-1/2 blocks to the northeast. It is also our observation that other nearby properties have not provided on-site parking due to the space constraints imposed by the Commercial Core's lot line to lot line building construction. We believe that waiving these on-site parking requirements would be consistent with the adjacent property's conditions as well as the larger Commercial Core district. Sincerely, Ralph Mitchell Section 26.430.040 Review standards for special review. No development subject to special review shall be permitted unless the Planning and Zoni ng Commission makes a determination that the proposed development complies with all standards and requirements set forth below. E. Off-street parking requirements. Whenever a special review is conducted to determine a change in the off-street parking requirements, it shall be considered in accordance with the standards set forth at Chapter 26.515. Section 26.430.060 Application. The development application for special review shall include the following: A. The general application information required under Section 26.304.030. B. A sketch plan showing the configuration of the development on the lot and those features of the site which are relevant to the special review application. C. An analysis of the characteristics of similarly situated properties in the same zone district and of neighboring parcels with respect to whether these properties comply with the dimensional, off-street parking, or trash/utility service area requirement which is subject to special review, Section 26.515.030 Required number of off-street parking spaces. The off-street parking spaces established below shall be provided for each use in the zone - district. Whenever the off-street parking is subject to establishment by adoption of a Planned Unit Development Final Development Plan, that review shall be pursuant to Section 26.445, 1 Planned Unit Development. Whenever the parking requirement is subject to special review or may be provided via a payment in lieu, that review shall be pursuant to the procedures set forth i - at Chapter 26.430 and the standards set forth at Section 26.515.040, below. Uses Zone District Lodge Residential All Others R6 Special Review Special Review R15 Special Review Special Review R-15A N/A Special Review R-15B N/A N/A R-30 N/A Special Review R-MF Special Review * Special Review MHP N/A Special Review AH/PUD N/A N/A 1.* RR N/A Special Review CC 0.7 space/bedroom, may be 2 spaces/1,000 sq. ft. of net leasatie area, provided via payment-in-lieu may be provided via payment-i n-lieu C-1 N/A 1.5 spaces/1,000 sq.ft. of net leasable area, may be provided via payr-nent-in-lieu IllJll S/C/1 N/A * Fewer spaces may be All other uses: 1.5 spaces/1,000 square provided pursuant to feet of net leasable area unless otherwise chapter 26.425, established through Special Review Conditional Use Review. pursuant to Chapter 26.430. NC NA 4 spaces/1,000 sq.ft. of net leasable area_ O N/A 3 spaces/1,000 square feet of net leasable area; fewer spaces may be provided by via payment-in-lieu, but no fewer than 1.5 space/1,000 square feet of net leasable area on-site. 1-/TR 0.7 space/bedroom, which 0.2 4 spaces/1,000 sq.ft. of net leasable area, space/bedroom may be provided may be provided via payment-in-lieu. via payment-in-lieu. CL 0.7 space/bedroom, which 0.2 2 spaces/1,000 sq.ft. of net leasable area space/bedroom may be provided which may be provided via payment-in- via payment-in-lieu. lieu. LP 1 space/bedroom * 4 spaces/1,000 sq.ft. of net leasable area. C NA Special Review A N/A Special Review P 1 space/bedroom * Special Review PUB NA Special Review Transportati NA * Underlying Zone on District Oveday Drainage NA N/A Underlying Zone Overlay District Golf Course Underlying Zone District N/A Underlying Zone 1 Support District Lodge 1 space/bedroom Underlying Zone District LP Overlay 0.7 spaces/bedroom unless *, unless otherwise 4 spaces/1000 square feet of net leasable otherwise established pursuant established pursuant to area, unless otherwise established to Section 26.445, Planned Unit Section 26.445, Planned pursuant to Section 26.445, Planned Un it Development. Unit Development. Development. - *For single-family and duplex residential use and multi-family use: two (2) spaces/dwelling unit. Fewer spaces nlay be provided by special review pursuant to Chapter 25.430 for historic landmarks only, and fewer spaces may be provided pursuant to Chapter 26.520, for accessory dwelling units only. One (1) space/dwelling unit is required if the unit is either a studio or one-bedroom unit. ** Residential uses in AH/PUD are established by special review in accordance with Chapter 26.430. The maxim um number of parking spaces required shall not exceed two (2) spaces/dwelling unit for free market units. Parking spaces shall not exceed one (1) space/bedroom or two (2) spaces/dwelling unit, whichever is less for the affordable housing units. (Ord. No. 39-1999 Â§Â§8, 9, Ord. No. 44-1999, Â§6) Section 26.515.040 Special review standards. Whenever the off-street parking requirements of a proposed development are subject to establishment and/or mitigation via a payment in lieu by special review, the developm en t application shall only be approved if the following conditions are met. A. A// zone districts. In all zone districts where the off-street parking requirements are subject to establishment and/or mitigation by special review, the applicant shall demonstrate that the parking needs of the residents, customers, guests and employees of the project have been met, taking into account potential uses of the parcel, the projected traffic generation of the project, the projected impacts onto the on-street parking of the neighborhood, its proximity to mass transit routes and the downtown area, and any special services, such as vans, provided for residents, guests and employees. In determining whether to accept the mitigation or whether to require that the parking be provided on-site, the Planning and Zoning Commission shall take into consideration the practical ability of the applicant to place parking on-site, whether the parking needs of the development have been adequately met on-site and whether the city has plans for a parking facility which would better meet the needs of the development and the community than would location of the parking on-site. B. Mu/ti-fami/y dwe//ing units. Off-street parking provided for multi-family dwelling units which do not share a common parking area is not required to have unobstructed access to a street or alley, but may consist of garage area, parking strip or apron provided that the applicant demonstrates that adequate landscaping will be installed to reduce the parking's visual impact. Developments consisting of three or more dwelling units shall install one (1) planter buffer per three parking spaces. Planter buffers shall be a minimum of ten (10) feet long by two and one-half (2-1/2) feet wide by two (2) feet high unless otherwise varied by the Commission. The location and dimensions of the planters may also be varied by the Commission based on site specific circumstances provided that no fewer than one (1) planter buffer is provided per three (3) off-street parking spaces. Multi-family projects using this provision shall access parking from the alley, if available. C. Cash-in-lieu. 1. Amount. In all zone districts, where the off-street parking requirement may be provided via a payment in lieu, the applicant shall make a one-time only payment to the city, in the amount of fifteen thousand dollars ($15,000.00) per space. Approval of the payment-in- lieu shall be at the option of the Planning and Zoning Commission. 2. Time of payment. The payment-in-lieu of parking shall be due and payable at the time of issuance of a building permit. All funds collected shall be transferred by the building inspector to the finance director, for deposit in a separate interest bearing account. Moneys in the account shall be used solely for the construction of a parking structure or similar new parking facility within or adjacent to the zone districts to which this subsection applies. 3. Refunds. Fees collected pursuant to this section may be returned to the then present owner of the property for which a fee was paid, including any interest earned, if the fees have not been spent within seven (7) years from the date fees were paid, unless the council shall have earmarked the funds for expenditure on a specific project, in which case the council may extend the time period by up to three (3) more years. To obtain a refund, the present owner must submit a petition to the finance director within one year following the end of the seventh (7th) year from the date payment was received. For the purpose of this section, payments collected shall be deemed spent on the basis of the first payment in shall be the first payment out. Any payment made for a project for which a building permit is canceled, due to non-commencement of construction, may be refunded if a petition for refund is submitted to the finance director within three (3) months of the date of the cancellation of the building permit. All petitions shall be accompanied by a notarized, sworn statement that the petitioner is the current owner of the property and by a copy of the dated receipt issued for payment of the fee. 4. Bi-annual review of rate. In order to insure that the payment-in-lieu rate is fair and represents current cost levels, it shall be reviewed within two (2) years of its effective date, and every two (2) years thereafter. Any necessary amendments to this section shall be initiated by the Planning and Zoning Commission or the City Council to address the results of the review. TRASH SPEC. REV. PHILOS Inbinabond 234 East Hopkins Aspen, CO 81611 544-4777 April 13, 2001 Amy Guthrie Aspen Historic Preservation Commission 130 South Galena Aspen, CO 81611 Dear Amy: Included below is a description of MSJ Property's proposal for the Sheppard House property located at 302 East Hopkins Avenue, Aspen. Proposal: The property maintains a Historic Landmark Designation and is located in the Commercial Core Zone District with a Commercial Core Historic overlay. The project involves demolishing a non-historic addition to the existing house, relocating the existing shed on site, and building a new commercial/residential structure at the rear of the lot. The project has received conceptual approval from the HPC After reviewing the Aspen Municipal Code Section 26.575.060 "Utility/trash service areas, we would like to ask that the P&Z consider this project for a "Special Review" to reduce the area required by code for the trash/utility area in our proposed project. Included below are the Review Standards and our responses. Section 26.575.060 Utility/trash service areas. Review standards for reduction of dimensions. The Planning and Zoning 11 Commission may reduce the dimensions of a utility/trash service area by following the special review procedures set forth at Chapter 26.430 if: 1. There is a demonstration that given the nature of the potential uses of the building and its total square footage, the utility/trash service area proposed to be provided will be adequate. Response: The proposed project will be adding only 2,200 SF of new net leasable space to the site. We feel that the size of the trash/service area of 34 SF for trash (one dumpster, recycling bins and box storage) and 8 Linear feet for utility/service as indicated on our drawings is more than adequate for the proposed tenants (Office, Residential) while allowing for increased future demands. 2. Access to the utility/trash service area is adequate. Response: Trash/utility service area is accessed directly from the alley behind the proposed new construction. The service workers/occupants can access the trash area by lifting the overhead door directly from the public alleyway. 3. Measures are provided for enclosing trash bins and making them easily movable by trash personnel. Response: The trash area will be provided with an overhead door that will fully screen the trash containers while provided unrestricted access to the trash/containers for service personnel and occupants directly from the public alley. The trash area will also have a concrete floor that allows for easily moving trash containers into the alleyway where they can be emptied into a service vehicle. 4. The area for public utility placement and maintenance is adequate and safe for the placement of utilities. Response: Utility placement will be designed in response to the Utility Company's engineering standards. 5. Adequate provisions are incorporated to ensure the construction of the access area. Response: Section 26.430.060 Application. The development application for special review shall include the following: A. The general application information required under Section 26.304.030. B. A sketch plan showing the configuration of the development on the lot and those features of the site which are relevant to the special review application. C. An analysis of the characteristics of similarly situated properties in the same zone district and of neighboring parcels with respect to whether these properties comply with the dimensional, off-street parking, or trash/utility service area requirement which is subject to special review. Sincerely, Ralph Mitchell \44- V 3'-8' 7'-10 3/4 L I * I -- -- 0 - --- -r - - ---- -6 - T--- - -- -------- 1 W-6 - /57 W-6 11 4 3,-3" O ''~ L RR ~ TRASH 11 102 1 104 1 if)' ~ - A / CD 0 .gi'.>EN 1 1---------------- 1 0 A6.1 1 f 2 ----4----th-------- - W- 7 W-6 chi 1 1 3 15 n llc 0 1 CA2.4/ - I < 1 01 A 49 0 1 11 //--4 1 1 Al F Tr R 'EDÂ¢rlf,21. 8'-6 1/4" PACKAGE - DKAWLNU x 99.63 RSTREET x 89.41 RBASE 99.91 ELEV. AT TOP OF WALL 99.16 CURB OF ADJOINING BRICK BLDG. Swt x = 121.49 22.41 N14Â°50'49"E 98.32 - 6 - - - 01 *RD Â· 100.00' hi 1 < -1 J : 20 1 33.9' ELEV.AT 1 1 2 u I ELEC. METER-1~~ PEAK OF HOUSE 1 | ~ SIGN I o 0- - LAI I GAS =118.95 I /1 23 r VO â‚¬ ; -0 1 PHONE J ~ - 1 CABLE 1 -cv MULTI STORY ~ 1 Z st I 1 2 1 FRAME BUILDING I N ELEV AT Ltd i 00 98.76 - CURB J | | I SILL = 100.0' 6.6' I 1- 1- 7 11 9 1 -01 1 1 9.5' | 91.42 x 0319 Im 02-----2 0 1 < 98.04 SBASE - 8 PORCH ~ Plo 2-98.26 IL PO 98.02 1 SDOOR 94.10 ~ 4.8' 0 1 ~ 1 r) 0 RD CE HC 4 Wwt/ 44.9' ----------- --1----- 03-1--- W + 98.71 ' -WINDOW WELL 3}- - 98.72 ~| & CP IRON FENCE + PAD b I IRON -- @_ _ =12.2' FENCE ~ 0 CONC. PAD 00 1 2 614Â°50'49"W 10.0' I 98.82 SIGN 98.66 - 1 --I -- 10-0-F-0-0--flFC --- -I.----- ------Â«x-,~-~1 re* --Ill-- CURB 3-4-44- 1--i 97.69 \1\ 9 W + CONC. 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POSSIBLE SOLAR SHADE 7 - - 3 5- 6 5. 5/8" TRADITIONAL WOOD LAP SIDING W/6" REVEAL 3 6. 2XB DOUG /FIR WINDOW TRIM BOARDS - 7. 2*6 DOUG/FIR TRIM BOARDS 108'-7' -- -- ----- 9 108'-7" 8. 26 GAUGE ZINC COATED BREAK METAL BELT COURSE TO PLY TO PLY 5 9. SPUT FACE CMU W/INTEGRAL COLOR 10. 2X6 DOUG/FIR DOOR TRIM BOARDS ~"---------ti-~ ~ ~__ ~ -f Ffff 5 ....-#.4.-1 ------ 11. 2X8 DOUG/FIR SKIRT BOARD 12. 2X3 DOUG/FIR WATER TABLE , E 4 15 11 - I e 6 13. 2" DOUG/MR BASE W/ CHAMFERED EDGE S - us--Elf 101 01 | 14. 3-1/2 DRYSTACKED STONE VENEER 11010 I -- --- 14 15,1-1/2" GALVANIZED PIPE STAIR RAILS/BALUSTERS 11 - 16. 2' DOUG/FIR TREADS AND RISERS 97'-6 12 16 TO TREAD - ~ '~ - - -"- = " ~ ~ ~~~~ ' 17. TRADITONAL WOOD LAP SIDING SIMILAR TO 97'-3 ORIGINAL SHEPPARD HOUSE SIDING 97'-3 TO SLAB - -1.-1= f . =2â‚¬Â«5-_1 - ft Â»9_ TO SLAB 18. TRADITIONAL WOOD PANELED DOOR T ---id-A+*---4 SIMILAR TO EXISTING SHEPPARD HOUSE DOORS , E 1 96'- . 13 1 1 1 , .:=Z' â„¢-Â·.01'* :1 12 k p i Â» r i Â® b re h 11 --F $ - - U, 2..4 11-- ~ 1 1 1 1 0 1 1 11 . . 1 1 ,* r-Â·ur 1 1 'I - -1 87 " 0 87'-3 1 1 IUILDING ELEVATIONS -TE--SLAE ) 1----------------------------------------------------------------------7 4 TO SLAB 53 1 1 1 9447, ZZ A2.1 L----J L.-_-J ..r--ri, A A/A-rr~J ~2'9--14 all 1VNOIJVNEI31NI Â£Â£Â£*-Â¥*9-046 L L918 00*80100 'NadSÂ¥ *3AV SNI>(dOH '3 *tZ 00'N3dSV '3AV SNI>ldOH .LSÂ¥3 ZOE 3 OH 08Â¥dd3HS 1 1 t2216 1 2- 1 TO PARAPET Â§ 2 118'-11" Â· 4 119'-0 TO PLY - T O RIDGE -~- , Â· - 6 3 MATERIALS LE(IN) 14 18 8 17 1. 26 GAUGE ZINC COATED BREAK METAL COPING 1 - - b 2. 26 GAUGE ZINC COATED BREAK METAL PARAPET FASCIA 3. 2X6 DOUG/FIR CORNER TRIM BOARD 1 21 - b -- - - - 4. POSSIBLE SOLAR SHADE 004'--=71 108'-7. ZE TO PLY 5.5/8" TRADITIONAL WOOD LAP SIDING W/6" REVEAL 7. 2X6 DOUG/FIR TRIM BOARDS 2.3 1 rt*Â·Â·21- 2144Â· I. I 1.- T I - I-: C ....1 -= 1.2 â€ž - 2. l .-7 6. 2X6 DOUG /FIR WINDOW TRIM BOARDS 1 11- 8. 26 GAUGE ZINC COATED BREAK METAL BELT COURSE 10. 2X6 DOUG/FIR DOOR TRIM BOARDS Z&& -3 0 ~ 9. SPLIT FACE CMU W/INTEGRAL COLOR 11, 2X8 DOUG/FIR SKIRT BOARD (n 100'-0- T.O. F.F. 12. 2X3 DOUG/FIR WATER TABLE ~ 13. 2. DOUG/FIR BASE W/ CHAMFERED EDGE 97'-3' 970-3- 14. 3-1/2* DRYSTACKED STONE VENEER TO SLAB T.O, SLAB >~ ' . 4744- 4.- - 15. 1-1/2" GALVANIZED PIPE STAIR RAILS/BALUSTERS 2 -6-+At.F==L --4Â·'Â·'~ Lr- 9 -Â· r~--d-//7 '* Â· Â·.L- Â·Uy , â€¢Â·.Â·.-- -1 .~. -1,. -j.*i=r-:g- - -+Ar..- -, $ -41= - ney= : ar 16- 2" DOUG/FIR TREADS AND RISERS ~. 18. TRADITIONAL WOOD PANELED DOOR = 7 SIMILAR TO EXISTING SHEPPARD HOUSE DOORS O 4-:tggr $ :Al-~-2.21Â«i- 17. TRADITIONAL WOOD LAP SIDING SIMILAR TO lifirial,-7417- -2/ +LE= --t Â· r- ; ' ORIGINAL SHEPPARD HOUSE SIDING 0 - -rl I 5:yE,bi-*Ltul_ . I . 1 1 -Â·--z- I 1 1 -,~ .- '- -_*-/.. I 4 92-T'.-11 =~r--- 4 87'-3 -- 12- t-AU 87'-3" 1 . . 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