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Home My WebLink Aboutagenda.hpc.19990908./ AGENDA ASPEN HISTORIC PRESERVATION COMMISSION September 8,1999 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS 5:00 I. Roll call II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS 4l 5:10 %c,~~ 7th and Main Affordable Housing, Conceptual Review, PUBLIC HEARING 5:50 !/0$- A~_ * 426 N. 2nd Street - Minor Review and Variances, PUBLIC HEARING 6:30 0<03/2~Y 406 E. Hopkins Ave. ISIS Theatre - amendments to final approval ;--L 6:50 D. Election of Officers 7:00 G. Adjourn 0 --t, . , . PROJECT MONITORING Roger Moyer 406 E. Hopkins - ISIS 920 E. Hyman - Veronika, Inc. 930 King Street- NPJ 706 W. Main- Goldrich Susan Dodington 234 W. Francis - Mullins 421 W. Hallam Street 240 Lake Avenue- Greenberg 930 King - No Problem Joe's Suzannah Reid 406 E. Hopkins- ISIS 117 N. 6th St. - Coulter 414 N. First- POLE 240 Lake Ave. Jeffrey Halferty 234 W. Francis- Mullin 414 N. First- POLE 920 W. Hallam- Guthrie 101-105 E. Hallam (not active) 315 E. Hyman-Su CASA Heidi Friedland 420 W.*rancis Street- Halperin 232 E. Hallam St.- Pace 117 N. 6th St. - Coulter Lisa Markalunas 520 Walnut Street - Greenwood 939 E. Cooper- Langley 240 Lake Avenue- Greenberg Christie Kienast 520 Walnut Street - Greenwood 735 W. Bleeker- Bone 920 W. Hallam Maureen Poschman 920 E. Hyman - Veronika Inc. 214 E. Bleeker Brumder MEMORANDUM TO: Aspen Historic Preservation Commission , THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 0 and Main Affordable Housing- Conceptual review DATE: September 8, 1999 SUMMARY:- The applicants request HPC approval to construct an 11 unit multi-family housing development and small commercial space at the corner of 7~h and Main Streets. The property is vacant and is located in the Main Street Historic District, on its western edge. APPLICANT: Aspen/Pitkin County Housing Authority, represented by Studio B Architects. LOCATION: Lots A, B, and C, Block 19, City and Townsite ofAspen. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) 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 ISection 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 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. 1 . 944Â» 6 - M Response: Historically, Main Street was a mix of large and small single family homes, commercial structures, and churches. This character is maintained today, with several lodges adding to the diversity of uses and architecture in the neighborhood. The proposal before HPC is for an 11 unit multi-family structure, including a small neighborhood commercial element. The architecture of the project reflects both residential and commercial patterns that were typical of Aspen in the late 1800's. The project is broken down into what appears to be a group of buildings. Part ofthe structure has gabled roofs drawn from the miner's cottages in the area and part of the structure reflects the character of false front buildings like the Mesa Store. The creation of a secondary structure along the alley is also consistent with the historic building patterns in the area. Staff finds the project to be a successful reinterpretation of the Aspen vernacular architecture, and a positive addition to the Main Street Historic District. Some of the materials selected for the building are traditional for local structures, such as wood siding and trim, wood porch posts, and corrugated metal roofs. Other materials, such as the standing seam metal roof and the cementitious panels, make the building of it's own time. (Please note that the panels are to be dyed to tie into the color scheme of the project and will not be gray.) The courtyard elevations of the buildings are not included in the packet and have not been developed at this time. The architect has represented however that they will be consistent with the materials and detailing of the public facades. These elevations must be presented for final review. The project requires a lengthy review process, including reviews by the Planning .. and Zoning Commission, Growth Management Commission, and City Council. Many elements of the projEct, such as the number of units to be built, parking spaces to be provided, whether or not there should be commercial space, setbacks, and height, will be decided by these other boards. HPC is not asked to grant any variances for the project. The board should be aware however that the setbacks that are to be provided are less than what would typically be required in the office zone district, and the height of the flat roofed portion of the building is 30 feet rather than the required 25 feet. Note that a flat roofed building is normally restricted to 25 feet, however a gable roofed building could have a roof peak well over 30 feet according to the way that height is measured. As noted above, the neighborhood commercial element is not within the HPC's purview, and the HPC is generally not concerned with the use of a building. However, the board should consider the roots of historic preservation in the basic concept of maintaining livable communities and offer support for the idea. The commercial space is proposed to be a place for social interaction. There are , numerous people living full time in the surrounding area and the store will not only provide a service, but also be a gathering place. - 2 . RESIDENTIAL DESIGN STANDARDS 0 All residential development in the City of Aspen requiring a building permit from the City of Aspen, except for residential development within the R-15B zone district, shall comply with the residential design standards as specified in by the Administrative Checklist unless otherwise granted a variance by the Design Review Appeal Board as established in Chapter 26.222 or unless granted a variance through some other required review process by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission. Response: The project is in compliance with all ofthe "Residential Design Standards." ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to final review. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review 0 Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC grant conceptual approval for 7th and Main Affordable Housing with the following conditions: 1. Complete the courtyard elevations of the buildings for final review. 2. HPC should consider the roots of historic preservation in the basic concept of maintaining livable communities and offer support for the idea of the neighborhood commercial space. 3. Place the entry into the commercial space on the corner. 4. While outdoor seating will be desired for the commercial space, and some screening for privacy is needed for the street facing units, staff recommends that trees and hardscape elements be minimized along the street facades in favor of more grass. 5. The sidewalk along Main Street should be designed in a way that avoids a relocation of the historic ditch if possible, and meanders around the trees. 6. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 0 4 - 4 Staff' s only concern with the proposed project is with the landscape plan. There are no trees on the site currently. The proposed landscape plan, which is only 0 schematic at this point, shows all of the open space being planted or otherwise treated with a grid pattern. As HPC has discussed recently, especially on this end of Main Street, the historic pattern is to have structures set back somewhat from the sidewalk, with an area of yard in front of them. There are generally not trees in this space. While outdoor seating will be desired for the commercial space, and some screening for privacy is needed for the street facing units, staff recommends these elements be minimized in favor of more grass. Similarly, staff is concerned with the treatment of the historic ditch, which is in the City owned right-of-way along the length of this block. The project will be required to provide some sidewalks, which will make the area pedestrian friendly and also allow for a proposed transit stop in the future. However, the sidewalk should-. be designed in a way that avoids a relocation of the historic ditch if possible, and meanders around the trees. Planning staff also recommends that the entry into the commercial space be placed on the corner. This is a typical treatment for historic corner stores, and also allows the space to be oriented to transit stops that will be located on both 7th Street and Main Street. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 0 Response: The project is located at the western entrance into the historic district, and there are numerous historic structures in the area. No resources are directly next < to this site, making it an appropriate location for a structure of the size proposed. Across the street, the Chrisfian Science building is* substantial enough to balance the height of the three story building. 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 project will not affect the historic significance of any adjacent parcels. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereoL Response: The project does not affect the architectural character or integrity of any historic structure. 3 Exhibits: Resolution No. , Series of 1999 A. Staff memo dated September 8, 1999. B. Application. 5 , RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT FOR A NEW MULTI-FAMILY AFFORDABLE HOUSING DEVELOPMENT AT 7â„¢ 0 AND MAIN STREETS, LOTS A, B, AND C, BLOCK 19, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, the Aspen/Pitkin County Housing Authority, represented by Studio B Architects, has requested conceptual design approval for the 7'1 and Main Street Affordable Housing development, located at Lots A, B, and C, Block 19, City and Townsite of Aspen. The project involves building an 11 unit multi-family structure and neighborhood commercial element; 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 26.415.010.C.5 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 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 0 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 r..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 the , architectural character or integrity of a designated historic structure or part thereof; and 0 WHEREAS, Amy Guthrie, in her staff report dated September 8, 1999, performed an 0 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 September 8, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of_ to _. THEREFORE, BE IT RESOLVED: That conceptual design approval for the 711 and Main Affordable Housing development, located at Lots A, B, and C, Block 19, City and Townsite of Aspen, as presented at the September 8, 1999 meeting, be approved with the following conditions: 1. Complete the courtyard elevations of the buildings for final review. 2. HPC should consider the roots of historic preservation in the basic concept of maintaining livable communities and offer support for the idea of the neighborhood commercial space. 3. Place the entry into the commercial space on the corner. 4. While outdoor seating will be desired for the commercial space, and some screening for privacy is needed for the street facing units, staff recommends that trees and hardscape elements be minimized along the street facades in favor of more grass. 5. The sidewalk along Main Street should be designed in a way that avoids a relocation 0 ofthe historic ditch if possible, and meanders around the trees. 6. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. . ...4 % APPROVED BY THE COMMISSION at its regular meeting on the 8th day of September, 1999. Approved as to Form: David Hoefer, Assistant City Attorney 0 Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk 0 0 Proposed Development for property located on the corner of 7th Street and Main St.: 1. 12 Employee housing Units 2. only 9 onsite parking spaces 3. Commercial development (located on corner of 7~h and Main) proposed mini- market. 4. Applying for a variance for 2 feet higher in height of structure. Concerns regarding this development: 1. Parking is already tight in the neighborhood. The next door office building has an average of 8 cars parking on the proposed empty lot. People already often park in the alley causing difficulties for us getting out of our assigned carports and parking spaces. I think that at the least every unit should have 1 parking space on site because most units will probably have owners with 2 cars not just one. 2. As I mentioned above, parking is already a problem. I do not want a commercial space proposed as a mini-mart causing more parking problems and noise. 3. There needs to be a large enough trash and recyclable area. I do not want their owners coming over and using West Hopkins employee housing's trash area when their trash and recyclable containers are full. 4. I am against giving the proposed development a variance for height restriction of 2 extra feet. They accidentally built the West Hopkins employee housing 2 feet too high and were forced to comply, so the builders cut offtwo feet from the top of the ridgeline. Our views and privacy will be threatened already with any development. 5. Hours should be limited for construction because of noise (like 9AM to 5PM Mon.-Fri. only). Alley needs to be kept open and clear and unblocked. I need to be able to get in and out ofmy carport easily. 6. I would like to see them go back to the other proposal of 9 units with 9 parking spaces and no commercial space. 7. Also, with the increase of traffic on this block and alleyway, I would like for the alleyway to be permanently paved. If you have some of these same concerns an(For other concerns, please come to all the public meetings. It really does make a difference. This is our chance to let the City of Aspen know how you feel; it is too late to complain after everything has been passed. The first meeting will be with the HPC on September 8, 1999 at 5 PM in the basement of City Hall. There will also be public meeting with the Planning and Zoning Commission. You can call 920-5090 for times. If you have any questions or concerns you wish to share with me, please let me know. Thank you. Tonya Terry-Unit 744 APPLICANT: Aspen/Pitkin County Housing Authority 0 LOCATION: 7th and Main ACTION: Significant Development (Conceptual) SIGNIFICANT DEVELOPMENT (CONCEPTUAL) Significant development in an "H," Historic Overlay District must meet a#jour ofthe development review standards in order for HPC to grant approval: Standard 1: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area 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 0 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 26.40.09003)(2). Standard 2: the proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Standard 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 on adjacent parcels. Standard 4: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. 0 . 4 4. t.;?,, 0/ - I -â‚¬lk. i.2. t. 14.: r. 0 'ij]\Â¥ 44 14..1 1 - 42~ 0 . Â»=Ay rk 9. , .,6 V 4. 0 . . 5 + - c.- Â¢71"pr': ...,0 : 44â„¢ .V-m'e?.4 \ :. 1 '.4 . . 44. County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26.304.060 (E) I, b c laowl , 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) ofthe Aspen Land Use Regulations in the following manner: 1. By mailing ofnotice, a copy ofwhich is attached hereto, by first-class, postage prepaid U.S. Mail to all owners ofproperty with three hundred (300) feet ofthe subject property, as indicated on the attached list, on the 14 day of Aus'L, 1991 (which is_ days prior to the public hearing date of 15 1 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 29 day of A.,34~ , 1991 (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 0244- day 'Al) 4 0 1--z- , 199Yby ol- ec AID da,IL WITNESS MY HAND AND OFFICIAL SEAL M~ommission expires: -7 7-2 -DO L,~0; s 4-e#-te r, .... Nom#GWEiic T-'9418/) N141&5~plat#e LENIO TED WEST ALFRED P JR REID BETSY M WEST LORALEE S C/O ANN LENIO 59 FALLON DR 12 GREENBRIAR LN 737 W BLOOMFIELD NORTH HAVEN CT 06473 ROME NY 13440 PAOLI PA 19301 1~~EL CORP STARFORD PROPERTIES NV O'NEIL BRIAN & SUZANNE CO FINSER CORP B KEON KEON WILLIAM- C/O 11995 SW 222 ST 550 BILTMORE WY 550 BILTMORE WAY 9TH FL MIAMI FL 33170 CORAL GABLES FL 33134 CORAL GABLES FL 33134 OLSHAN BURTON D 1/2 COSCARELLO ROBERT & ELIZABETH SANDUNES LTD OLSHAN KATHLEEN W 1/2 515 E LAS OLAS #800 4823 OLD KINGSTON PIKE STE 140 5408 OLD LEEDS RD FT LAUDERDALE FL 33301 KNOXVILLE TN 37919 BIRMINGHAM AL 35210 WOOD HELENA BISHOP ARCHER W JR & SANDRA K TAYLOR JOHN W C/O AMBIANCE LTD PO BOX 11146 31050 WTHOMPSON LN 1548 SLOCUM ST KNOXVILLE TN 37939 HARTLAND WI 53029 DALLAS TX 75207-3615 ASPEN/PITKIN COUNTY HOUSING MANGHAM NANCY JANE ABBOTT DANNY AUTHORITY 2133 FOUNTAIN SQUARE 138 S SEVENTH ST 530 E MAIN ST FT WORTH TX 76107 ASPEN CO 81611 ASPEN CO 81611 BUDSEY NIKIFOR 11 CHRISTIAN SCIENCE SOCIETY Bl~MQUIST LINDA LEE WABISZEWSKI SUSAN AS JOINT ASPEN/SNOWMASS INC 19~HOPKINS AVE TENANTS 734 W MAIN ST f~ CO 81611 728 W HOPKINS AVE ASPEN CO 81611 ASPEN CO 81611 CHRISTIAN SCIENCE SOCIETY CITY OF ASPEN DODGE BENJAMIN H & NANCEE L ASPEN/SNOWMASS INC 130 S GALENA ST 134 S 7TH ST 344 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 HANLE JEFFREY T END TERRY GOLDRICH MELINDA HANLE KELLEY J 720 WEST HOPKINS 706 W MAIN ST 126 S 7TH ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 HAYES MARY E LE BLANC SHERIE MATILDA LUU INVESTMENTS LLC 209 E BLEEKER ST 634 W MAIN ST #2 435 E MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 MARSHALL THOMAS MEANS GRAEME PATERSON CHARLES & FONDA 3-aIVERSIDE AVE 711 W BLEEKER ST 500 W HOPKINS AVE /1~ CO 81611 ASPEN CO 81611 ASPEN CO 81611 PEARSON MARK L PEARSON MARK M & LEES M SHAPIRO HYKES JOAN 732 W HOPKINS AVE 702 W MAIN ST 205 S MILL ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 ...i_EY MIA WEIEN J ROBERT DAGGS JAMES K 740 W HOPKINS AVE 709 W MAIN ST 715 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611-1659 TERRY TONYA M BARBER EDGAR F BERGER BRUCE NICOLAS 744 W HOPKINS AVE PO BOX 9678 PO BOX 482 ASPEN CO 81611-1664 ASPEN CO 81612 ASPEN CO 81612 BRITTON CARI BRYAN SHEILAH JUDITH CAVE DERYK SAMUEL PO BOX 12131 PO BOX 976 PO BOX 11674 ASPEN CO 81612 ASPEN CO 81612 ASPEN CO 81612 COULTER G LYNNIE GRAMIGER HANS R HADDAD NANCY J PO BOX L3 PO BOX 67 PO BOX 11453 ASPEN CO 81612 , ASPEN CO 81612 ASPEN CO 81612 P'.4 ELIZABETH EVANS LONG RICHARD E & LOIS N NEVINS ROBERT M & WENDY S X 9679 PO BOX 1314 PO BOX 11482 I CO 81612 ASPEN CO 81612 ASPEN CO 81612 PARKER GALE M REID SUZANAH VK SCOTT SANDRA PO BOX 1490 PO BOX 10443 PO BOX 8274 ASPEN CO 81612 ASPEN CO 81612 ASPEN CO 81612 VILLARI JOHN TRUST TOMCICH WILLIAM KNIGHT GLENDA C PO BOX 2941 PO BOX 1498 PO BOX 328 ASPEN CO 81612 ASPEN CO 81612-1498 SNOWMASS CO 81654 TAN SUSAN SHONK CHERYL BARKER CHRISTOPHER MARIDEE 1340 GATEWAY 10401 NORTH 49TH PLACE 8957 E PERSHING AVE SNOWMASS CO 81654 PARADISE VALLEY AZ 85251 SCOTTSDALE AZ 85260-7612 VAUGHN FAMILY TRUST SAVANAH LIMITED PARTNERSHIP --'-GHN DENNIS & LINDA TRUSTEES BAVARIAN INN FELS FAMILY TRUST 161 N TIGERTAIL RD CHALON RD 1925 CENTURY PK E STE 1900 LOS ANGELES CA 90049-2705 NGELES CA 90049 LOS ANGELES CA 90067 ANSON WESTON T & SUSAN BAILEY BONE RANDALL 8030 EL PASO GRANDE 5526 N LAKE BLVD LA JOLLA CA 92037 CARNELIAN BAY CA 96140 PUBLIC NOTICE RE: 7â„¢ AND MAIN STREET AFFORDABLE HOUSING- CONCEPTUAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, September 8, 1999 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by the Aspen/Pitkin County Housing Authority, requesting conceptual design approval for an affordable housing development, including a small commercial element, located on the corner of 7th and Main Streets, Lots A, B, and C, Block 19, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid. Chair Aspen Historic Preservation Commission Published in the Aspen Times on August 21, 1999 City of Aspen Account PUBLIC NOTICE RE: 7â„¢AND MAIN STREET AFFORDABLE HOUSING- CONCEPTUAL DESIGN 0 REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, September 8, 1999 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by the Aspen/Pitkin County Housing Authority, requesting conceptual design approval for an affordable housing development, including a small commercial element, located on the corner of 7th and Main Streets, Lots A, B, and C, Block 19, City and Townsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair e Aspen Historic Preservation Commission Published in the Aspen Times on August 21, 1999 City of Aspen Account 0 0 TABLE OF CONTENTS PAGE I. INTRODUCTION..................... ......................... 1 II. CONCEPTUAL DEVELOPMENT PLAN ............................ 2 III. HPC CONCEPTUAL REVIEW ................................... 4 IV. RESIDENTIAL DESIGN STANDARDS REVIEW .....................8 V. CONCLUSION ................................................9 EXHIBITS #1 Letter Authorizing Submission of Application #2 Warranty Deed #3 Title Insurance Commitment - #4 Pre-Application Conference Summary MAPS AND DRAWINGS Vicinity Map Precedent Studies Improvements Survey Block Plan Site Plan Floor and Roof Plans Elevations I. APPLICATION REQUEST This is an application to develop a new affordable housing project, including a small convenience commercial establishment, at Seventh Street and Main Street in Aspen. The subject property is a 9,000 square foot parcel, whose legal description is Lots A B, and C, Block 19, Aspen Townsite. It is currently zoned Office (O), and is located within the Main Street Historic Overlay District. The property is vacant, although during the holiday season, it has traditionally been used for the sale of Christmas trees. According to the May, 1904 Sanborne map, a single family house and two out-buildings were located on Lots A and B, and a single family residence with two out-buildings occupied Lot C. The application is being submitted by the Aspen/Pitkin County Housing Authority (hereinafter, "the Applicant"). The City of Aspen owns the subject property, but has designated the Housing Authority as its representative for purposes of this application (see letter from the Executive Director of the Authority, attached hereto as Exhibit #1). A copy of the warranty deed and title insurance commitment, demonstrating the City's ownership of the property, are attached hereto as Exhibits #2 and #3. A pre-application conference was held with representatives of the City on January 25, 1999 (see Pre-Application Conference Summary, attached hereto as Exhibit #4). Based on that meeting, it was confirmed that the following land development approvals are required by the Aspen Land Use Code to accomplish this project: Development in an "H", Historic Overlay District, pursuant to Chapter 26.415 of the Land Use Code. . Residential design standards review, pursuant to Section 26.410 of the Land Use Code. . Rezoning of the property from Office (O) to Specially Planned Area/Affordable Housing (SPA/AH/PUD), pursuant to Chapter 26.310 of the Land Use Code. . SPA review and PUD review, pursuant to Chapters 26.440 and 26.445 of the Land Use Code. . Commercial GMQS allocations pursuant to Section 26.470.100 and GMQS exemption for affordable housing pursuant to Section 26.470.040 J. of the Land Use Code. . Subdivision review, pursuant to Chapter 26.480 of the Land Use Code. . Special review to establish the parking requirements for the AH zone district, pursuant to Section 26.515.040 of the Land Use Code. Application for Seventh and Main Street Affordable Housing Project Page 1 ~ Processing of this application will follow a multi-step process, including hearings before the Historic Preservation Commission (HI'C), Growth Management Commission (GMC), Planning and Zoning Commission (P&Z), and City Council (Council). Staff identified several possible sequences for these reviews. The most logical sequence is as follows: Step 1: HPC - Conceptual Review; Residential Design Standards Review Step 2: GMC - Commercial Scoring; Exemption for Affordable Housing Step 3: P&Z - Rezoning; Conceptual SPA/PUD; Special Review for Parking Step 4: Council - Rezoning; Conceptual SPA/PUD; GMQS Allocations and Exemption Step 5: P&Z - Final SPA/PUD; Subdivision Step 6: Council - Final SPA/PUD; Subdivision Step 7: HPC - Final Review The purpose of this application package is to provide the necessary materials to allow HPC to review the conceptual application and for HPC to make a determination of the project's compliance with the residential design standards. A companion application package for GMC/P&Z/Council conceptual review is also being prepared, and will be submitted in the near future. A follow-up application, addressing the final review procedures, will be submitted following completion of the conceptual review. The following sections of this application are organized to respond to the standards of the Land Use Code for each of the applicable review procedures. First, however, a brief description of the proposed development is provided. II. CONCEPTUAL DEVELOPMENT PLAN As shown in the accompanying drawings, the proposed development will contain eleven (11) affordable housing units. Ten (10) of the units will be one (1) bedroom units; the other unit will be a two (2) bedroom unit, for a total of twelve (12) bedrooms proposed for the site. There is also a small convenience commercial establishment planned for the space on the ground floor right at the corner of Seventh Street and Main Street. Eight (8) parking spaces will be provided for the affordable housing units, located off the alley between Main Street and West Hopkins. Additional parking (3-4 spaces) is planned to be provided off-site, in the garage below Benedict Commons. No parking is proposed for the commercial space. The site plan illustrates the overall layout of the proposed development. It shows that the proposed development faces the two primary street fronts and the alley, allowing a central commons area to be created in the middle of the project for informal use by the residents. It also illustrates the conceptual locations for planned landscaping, and indicates that a sidewalk is planned along both street fronts. The ditches will be maintained as open features along both of these streets. Vehicle access to the project will be from the alley. Application for Seventh and Main Street Affordable Housing Project Page 2 In order to accomplish the proposed development program, it is necessary to rezone the property. The underlying Office (0) zoning designation will not allow the proposed density of housing, nor would it permit the proposed commercial use. Therefore, the applicant will be applying to rezone the property to Specially Planned Area (SPA), with an underlying zone district designation of AH/PUD (Affordable Housing/Planned Unit Development). The following table identifies the dimensional requirements of the AH/PUD zone district and lists how the proposed conceptual development will comply with these requirements. TABLE 1 AH/PUD ZONE DISTRICT DIMENSIONAL REQUIREMENTS Requirement Code Standard Proposed Conditions Minimum Lot Size 3,000 s.f. 9,000 s.Â£ Minimum Lot Area Per Dwelling 1 bedroom: 400 sq. ft. 10 units @ 400 sq. ft. Unit 2 bedroom: 800 sq. ft. + 1 unit @ 800 sq. ft. = 4,800 sq. ft.; 9,000 sq. ft. is available for density Minimum Int Width To be set via PUD 90 feet Minimum Front Yard To be set via PUD 8 feet Minimum Side Yard To be set via PUD west side: 5 feet east side: 5 feet Minimum Rear Yard To be set via PUD 3 feet Maximum Height To be set via PUD 30 feet Minimum Distance Between To be set via PUD See note below Buildings on the Lot Minimum Percent of Open Space To be set via PUD 12.5 percent (1,150 sq. ft.) Maximum External Floor Area 9,900 sq. ft. (1.1:1) 8,640 sq. ft. (0.96:1) Minimum Number of Off-Street To be set by special 8 spaces on-site Parking Spaces review 3-4 spaces off-site Note: Since all of the buildings are linked, the distance between the buildings has not been identified. Application for Seventh and Main Street Affordable Housing Project Page 3 m. HPC CONCEPTUAL REVIEW As noted above, the subject property is located within the Main Street Historic Overlay District. Section 26.415.010 C.1.d. of the Aspen Land Use Code defines the construction of a new structure within an "H", Historic Overlay District, as significant development. Section 26.415.010 C.5. of the Land Use Code establishes the review standards for significant development. These standards, and the applicant's responses to them, are as follows: a. The proposed development is compatible in general design, massing and volume, scale, and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H", Historic Overlay District, or is adjacent to an Historic Landmark. Response: There are no designated historic structures located on the subject parcel or on adjacent parcels, but the property is located within the Main Street Historic Overlay District. Following is an analysis of how the design and site plan of the proposed development will be compatible with that of nearby properties located along Main Street. Design. Massing. Volume. and Scale The buildings within this project have been designed to break the scale of the development into a number of smaller forms. This is done by the inclusion of porches at the front of the buildings, the use of a cornice between floors, the provision of setbacks at the upper stories, and the introduction of variety in building forms, roof lines, and building materials. As a result, the project appears to be composed of several smaller elements that could have developed over time, rather than appearing to be a single building that was built all at once. In fact, this is the way that several of the older lodges along Main Street have developed, evolving over time as they were added on to in different periods of Aspen's history. The distinct forms also reflect the fact that this will be a mixed use building. Research that the design team has conducted (see attached photos) regarding historic structures in Aspen and other Victorian-era towns shows that the proposed building forms were a traditional component of mixed use blocks. The gable and flat roof forms can both still be found along Main Street. The flat roof form recalls the false front of the Mesa Store Building and is also the roof form used in many commercial buildings in the downtown core; the pitched roof forms are typical of structures along Main Street and in the City's residential neighborhoods. The project has been designed to step up from the east, with a two story element along its eastern edge and a three story building at the property's western edge. The two story mass is compatible with the Victorian office building located immediately to the east of the subject property, and allows for a gradual step-up from the one story residence located to the east of the office building. Application for Seventh and Main Street Affordable Housing Project Page 4 ~0 The more prominent building on the corner is meant to punctuate or anchor Main Street, since it is the last building along the town's grid. It has been purposefully designed to appear to be an important building, because this corner is anticipated to become a critical junction in the City's future transit system, regardless of whether it is a bus or a rail system. Some of the other design elements that are consistent with surrounding parcels include the verticality and proportions of the windows, which are traditionally victorian in character and establish an appropriate sense of scale, and the fact that the first floor plate is at a level consistent with the rest of Main Street (that is, a garden elevation has not been introduced). A final important design element is that the project has been separated into a primary and a secondary mass. By locating some of the units and all of the parking in the secondary mass, the perceived mass and scale of the buildings along Main Street has been reduced. Site Plan The site plan for the project is also consistent with that of adjacent parcels and other projects along Main Street. For many years, this neighborhood has contained a mix of both commercial and residential uses, and this proposal reflects that mix. The buildings have been placed close to the edge of the street along both Main Street and Seventh Street, in an effort to contribute to the streetscape, encourage pedestrian activity, and to be transit oriented. A small front yard has also been provided, similar to that found in many of the properties along Main Street. Because the unit space at the corner of Seventh and Main will experience the greatest impacts from Main Street (traffic, noise, lights, etc.), this space is proposed for commercial purposes, rather than as a residential unit. Sidewalks are an important component of most of Main Street, including the entire length of Main Street on the northern side of the street, and all of Main Street up to Fifth Street on the southern side of the street. By introducing a sidewalk along this portion of Main Street, the applicant would hope to initiate the process of creating a connection to the rest of the sidewalk system along the southern side of Main Street. This will require design creativity to relocate the ditch that currently flows through the front of these properties, but this type of solution is already in place in front of the properties east of Fifth Street. The proposed site plan has been designed to emulate the features of several surrounding projects. It includes parking along the alley, with dwelling units above the parking, in the same manner as the adjacent Seventh and Hopkins affordable housing project. The site coverage and overall density of this project is also similar to that of the Seventh and Hopkins project, and the project has an internal courtyard designed to function in a manner similar to that of the Seventh and Hopkins project. Finally, as illustrated by the model for this block, this project has been designed to have a similar type of solid-to-void relationship as does the neighboring office building. Application for Seventh and Main Street Affordable Housing Project Page 5 L b The proposed development reflects and is consistent with the character Of the neighborhood Of the parcel proposed for development. ~~ Response: The building forms that comprise this project contain many of the same elements found in other structures in the surrounding neighborhood. These elements include porches, varying roof lines, simple rectilinear forms as the primary building shape, gable roof forms and cornices used as accents, windows that are victorian in character, and the use of traditional building materials. These materials, which include primarily wood siding, wood columns, and cementitious panels, are consistent in character with those found in many other buildings along Main Street. The site plan will also be quite consistent with the character of the neighborhood. By placing buildings close to the street, providing a small front yard, introducing a sidewalk, and preserving the ditch and keeping it open, this infill project will emulate many of the site features found along the rest of Main Street. It will also complete the existing sidewalk along Seventh Street that is currently built only along the southern half of the block. As noted above, the surrounding neighborhood has, for many years, contained a mix of both commercial and residential uses. This proposal will reflect both of these uses. This portion of Aspen, which has always been an area of resident housing (the Villas, 700, 710, and 720 West Hopkins, etc.), is in the process of becoming a new center for affordable housing. This began with the West Hopkins project, continued with the Hallam House conversion, and will extend into the future with the planned conversion of the Ullr Lodge to affordable housing, the proposed re-development of the Bavarian Inn property, and the proposed re-development of the Forest Service property to affordable housing. The proposed commercial use will provide a valuable service to all of these residents. The commercial use will also provide an alternative for employees working in the nearby offices and to persons staying in the remaining lodges, allowing them to make a purchase nearby instead of having to come downtown for all of their convenience needs. Introducing this type of business to the area, when combined with the addition of more residents in the neighborhood, will increase pedestrian activity in the area, and may attract other businesses to this portion of Main Street. This would help to revitalize the neighborhood and bring more life to a street that is now dominated by the automobile. 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: Since this is a vacant parcel, there are no designated historic structures located on the subject parcel. There are also no designated historic structures located on parcels immediately adjacent to the subject parcel. Application for Seventh and Main Street Affordable Housing Project Page 6 There are several historic structures located in the vicinity of the subject property. These are the Christian Science Church, located directly across Main Street from the subject property, 706 Main Street, a small residence also located across Main Street, and 709 W. Main Street, a small residence located on the same side of the street, but on the opposite corner from the subject property. On the next block to the east, 633 West Main, 616 West Main, and 612 West Main are also designated landmarks. Main Street is approximately one hundred feet (100') in width in this location. From a design standpoint, we believe the proposed development will have no physical impact on the significance of the historic structures that are located across such a wide and busy street from the subject property. The proposed development will also not detract from the historic significance of the small residence located at 709 West Main Street, since the existing victorian office building already provides a separation between the two properties, nor should it have any impact on the historic structures located further to the east of the property. In fact, the building and roof forms along the eastern edge of the affordable housing project recall the features of these historic structures, and are quite consistent and compatible with these important historic buildings. From a social perspective, we believe that the proposed development will enhance the significance of these structures. This will be achieved by the increased level of pedestrian activity that will be drawn to this site, as a result of the inclusion of neighborhood commercial space on the ground floor and from the addition of more permanent residents to this area. This increased activity will allow more persons to appreciate the historic significance of these structures and the surrounding portion of Main Street, since more people will be walldng through the area instead of just driving past it in a car or a bus. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or pan thereof. Response: This application proposes to develop a vacant site, not to alter a designated historic structure. Therefore, it will in no way affect the architectural character or integrity of a designated structure or part thereoÂ£ Application for Seventh and Main Street Affordable Housing Project Page 7 IV. RESIDENTIAL DESIGN STANDARDS REVIEW The City has recently revised the residential design standards found in Section 26.410 of the Land Use Code. These revisions were adopted pursuant to Ordinance 20, Series of 1999. Following is a summary of the conformance of this project with each of the City's residential design standards. The Applicant is not requesting any variances from these standards. A. Site Design Standards. 1. Building orientation. Since this is a corner lot, the building facades facing both Main and Seventh streets have been designed to be parallel to the street. 2. Build to lines. At least 60% of the building facade along both streets will be located within ten feet (10') of the front lot line of the property. 3. Fences. There will not be a fence along either street facade that is higher than 42". Berms are not planned. B. Building Form. 1. Secondaly Mass. The project has been designed into two basic masses. The primary mass is located along the front of the property, while the secondary mass is along the alley. The secondary mass contains the parking for the proposed dwellings, with dwelling units located above the parking areas. It is linked to the primary mass with a subordinate connecting element. C. Parking, Garages and Carports 1. Alley access. The proposed parking is located off the alley. D. Building Elements. 1. Street oriented entrance and principal window. The project has at least one (1) street-oriented entrance for every four (4) units. It also has street facing principal windows. The entry doors face the street and are no more than ten feet (10') from the front wall of the building. The doors are not taller than eight feet (8') in height. There are covered entry porches into several portions of the building, each of which has an area of more than fifty (50) sq. ft., and each of which has a depth of more than six feet (6'). Application for Seventh and Main Street Affordable Housing Project Page 8 2. One story element. The proposed development includes a porch that will face both Main Street and Seventh and will comprise more than twenty percent (20%) of the building's overall width. 3. Windows. No street-facing windows span the area between nine feet (9') and twelve feet (12') above the finished first floor. Non-orthagonal windows are not included in the design. 4. Lightwelk Lightwells have been recessed behind the front wall of the building. E. Context. 1. Materials. Although several different types of exterior materials are planned, the quality of these materials and details will be consistent around the building. Materials will be used in ways that are true to their characteristics. No highly reflective surfaces are planned. 2. In#ection. Immediately to the east of the property is a two story building. Therefore, the units on the eastern side of the property have been stepped down to a two story configuration, to reflect the neighboring building. There is not a building immediately adjacent to the subject site in the westerly direction. V. CONCLUSION In summary, the Applicant has submitted all of the materials requested during the pre- application conference. The Applicant has responded to the applicable standards of the Aspen Land Use Code and has demonstrated the project's compliance with said standards. Should any reviewing agency request additional information, or need clarifications of any of the statements made herein, the Applicant will respond in a timely manner. Application for Seventh and Main Street Affordable Housing Project Page 9 EXHIBITS EXHIBIT #1 Housing Office City of Aspen/Pitkin County 530 East Main Street, Lower Level Aspen, Colorado 81611 (970) 920-5050 Fax: (970) 920-5580 August 17, 1999 Ms. Amy Guthrie, Historic Preservation Officer City of Aspen 130 South Galena Street Aspen, Colorado 81611 RE: 7th and Main Street Affordable Housing Project Dear Amy Guthrie: The City of Aspen is the owner of the 7th and Main Street site and has appointed the As~en/Pitkin County Housing Authority as its representative for this project. At its July 27 meeting, the Aspen City Council gave APCHA authority to proceed with a development application The Housing Authority hereby requests that the City waive the land use application fee for this project, since it is a 100 percent affordable housing project. Should you have any questions or need any additional information during the period of staff review of this application, please feel free to contact Lee Novak at 920-5137. Thank you for your department's assistance while this application was being prepared and for your continuing attention to this project. Very truly yours, ASPEN/PITKIN COUNTY HOUSING AUTHORITY - Mary Roberts, Acting Executive Director Recolded at 11.*111 lilli 11111111111 111 1111111 101111111 ININ| lilli Imil .n b 412624 01/16/1998 0 30P WD DAVIS SILVI EXHIBIT #2 Rer;ptic , . 1 of 2 R 11.00 D 0.-i N 0.00 PITKIN COUNTY CO WARRANTY DEED THIS DEED, Made this 16th day of January 19 98, between SEVENTH & MAIN VENTURE, a Colorado general partnership of the * County of Pitkin and State of Colorado, grantor, and THE CITY OF ASPEN, a municipal corporation whose legal address is 130 S. Galena Street, Aspen, CO 81611 of the County of Pitkin and State of Ck,lorado, grantee: WITNESSEI'll, That the grantor for and in consideration of the sum or Ten Dollars ($10.00) and other good and valuable consideration------------ER>EtkRS. the receipt and sufficiency of which is hemby acknowledged, has granted, bargaincil, sold nt,(1 cunvcycd. and by these presents does grant, bargain, sell, nvcy and confirm, unto the grantee, his heirs and assigns forever, all the real property togcther with improvements, if any, situnte, lying and being iii Ilie d#County of Pitkin and State of Colorado described as follows: Q* <-7 Lots A, B, and C, Block 19, CITY AND TOWNSITE OF ASPEN; EE) 3 e, 3 Ma _ as known by street and number as: assessor's schedule or parcel number: TOGETHER with all and singular the hereditaments and appurtenances thereto belonging. or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profts thereof, and all the estate, right title, interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bargained premises, with,the hereditaments and appurtenances. TO HAVE AND TO tIOLD the said premises above bargained and described, with the appurtenances, unto the grantee, his heirs and assigns forever. And the grantor, for himself, his heirs, and personal representatives, does covenant, grant, bargain, and agree to and will, the grantee, his heirs and assigns, that at the time of the ensealing and delivery of these presents, he is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey the same in nianner and form as aforesaid, and that the same are free and clear from all former and other grants, batgains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature soever, excepl general real estate taxes for 1998 and subsequent years, and those matters set forth on Exhibit "A" attached hereto and 7- made a part hereof. ~ ~~ The grantor shall and will WARRANT AND FOREVER DEFEND the above-bargained premises in the quiet and peaccable possession of the grantee, ~ I his heirs and assigns, against all and every person or persons lawfully claiming the wholeor any part thereof. The singularnumbershall include the plural, 52 8 ACk Â» plural the singular, and the use of any gender shall be applicable to all genders. 15 17: &!:j' ] IN WITNESS WHEREOF, the Rrantor has executed this deed on the date set forth above. s,SEVagil & MAJN VEÂ¥TURE, a Colorado general partnership 211'411;~~,~EW~~~iqyral Partner 1 - ' 'U) 6 te &1 ;1.dU, * N 1-611,'0*g. 6~04,6,~ 1 J -4- 'Sh ~~~i,it. Ad2S67657,~AR~#*0*ZA 2D*,.mciAÂ¥,it 8,0/01u,4, Â¥:/t,24..~-SM-1.~0em~Â¥ N CERt OTT ROLLES (14 his att6rney-in-facftÂ¢ PAYRICK J. GALLAGHER (by hÂ£6 attorney- .4 Charles G. Rolles), General Partner in-fact, Charles G. Rolles), General i ' STATE OF COLORADO Partner ,- r SS. County of Pitkin The foregoing instrument was acknowledged before me this ~ ~' day of January .19 98 , by CHARLES G. ROLLES, as General partner of SEVENTH & MAIN VENTURE. a Colorado general 1Yrtnership, and 43 attorney-in-fact for SCOTT ROLLES and PATRICK J. GALLAGHER, Ms Gener Partners or sal partnernhip. My commission expires '1 '' , 19 /~0~ Â· Witness my hand and official seal, \1 <A r 1 f f 31 -0- 1.-4 1 CLUL. < -PY'UDLIC 4 : , Nmily Palk *If in Denver. insert -City'hnd " (~*iÂ·~ CL A > ~ ' Name and Address of Person Creating Newly Created L411 Description (Â§ 38-33- 106.3. CR.S.) No. 932A. Rev. 4-94. WARRANTY DEED (For Photographic Record) Bri~ 1743 Wazee St., Denver, CO 80202 - (303) 292-2500 - 4-94 ACTUAL CONSIDERATION $660,000.00 PUT I J *16- -TY OF 966I/9I/10 03AI303W N0I1UM#1030 H3dSNUdl r < EXHIBIT "A" Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 215 and in Book 59 at Page 434 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". 3 Provisions of Ordinance No. 40, Series 1976, designating the property to be part of a his oric district. 1111111111111111111111111111111111111111111111111111111 412624 01/16/1998 02:30P WD DAVIS SILVI 2 of 2 R 11.00 D 0.00 N 0.00 PITKIN COUNTY CO EXHIBIT #3 -- FNT COMMITMENT FOR TITLE INSURANCE SCHEDULE A ~. Effective Date: 10/28/97 at 08:30 A.M. Case No. PCT12428 ~ 2. Policy or Policies to be issued: (a) ALTA Owner's Policy-Form 1992 Amount$ 660,000.00 Premium$ 1,664.00 Proposed Insured: Rate:STANDARD THE CITY OF ASPEN, A MUNICIPAL CORPORATION (b) ALTA Lcan Policy-Form 1992 Amount$ Proposed Insured: Rate: Premium$ 1 ~ 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitmen= is at the effective date hereof vested in: 1 SEVENTH & MAIN VENTURE, A COLORADO GENERAL PARTNERSHIP -4. The land refer;red to in this Commitment is situated in the County of PITKIN, State of COLORADO and is described as follows: 1 LOTS A, B, AND C, BLOCK 19, 1 CITY AND TOWNSITE OF ASPEN 1 PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS This Commitment is invalid ASPEN, CO. 81611 unless the Insuring 970-925-1766 Provisions and Schedules 1 970-925-6527 FAX A and B are attached. AUTHORIZED AGENT 1 1 -- FN SCHEDULE 3 - SECTION 1 REQUIREMENTS The following are the requiremencs co be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors ~~ of the full consideration for the estate or interest to be insured. ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record to-wit: ~ 1. Release by the Public Trustee of the, Deed of Trust from : SEVENTH & MAIN VENTURE to the Public Trustee of the County of PITKIN for the use of : THE BANK OF ASPEN original amount. : $148,500.00 dated : September 5, 1986 recorded : December la, 1986 in Book 525 at Page 705 reception no. : 284306 The above Deed of Trust was extended by instrument recorded November 7, 1991 in Book 661 at Page 530. ~ 2. Release by the Public Trustee cf the, Deed of Trust from : SEVENTH & MAIN VENTURE to the Public Trustee of the Councy of PITKIN ~ for the use of : THE BANK OF ASPEN original amount : $205,000.00 dated : May 25, 1993 recorded : July.2, 1993 in Book 716 at Page 837 reception no. : 358457 3. Deed, executed by the Parcners of : SEVENTH & MAIN VENTURE, A COLORADO GENERAL PARTNERSHIP To : CITY OF ASPEN, A MUNICIPAL CORPORATION NOTE: If this transaction constitutes the sole or major assets of the partnership, evidence satisfactory*to the Company must be submitted that the person(s) executing the above Deed have full and proper authority to bind the partnership pursuant to the sale contemplated herein. 4. Ordinance from The City of Aspen, authorizing the purchase of subject property. 5. Evidence satisfactory to the Company that- the Real Estate Transfer Tax as established by Ordinance No. 20 (Series of 1979) and Ordinance No. 13 (Series of 1990) has been paid or exempted. ~ 6. Certificate of nonforeign status executed by the transferor (s) . (This IL/IIA instrument is not required to be recorded) 9.. '-7. Completion of Form DR 1079 regarding the witholding of Colorado Tax on the sale by certain persons, corporations and firms selling Real Property in the State of Colorado. (This instrument is not required to be recorded) (Continued) 1 FNT ~IL Evidence satisfactory to the Company that the Declaration of Sale, -~~ Notice to County Assessor as required by H.B. 1288 has been complied ~ with. (This instrument is not required to be recorded, but must be delivered to and retained by the Assessors Office in the County in which the property is situated) 1 1 1 1 FNT . SCHEDULE B SECTION 2 EXCEPTIONS ~ The policy or policies to be issued will contain exceptions to the following unless the same are dispcsed of to the satisfaction of the , Company: 1. Rights or claims of parties in passession not shown by the public records- 2. Easemencs, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are act shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior co the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special taxing district. 7. Reservations and exceptions as sec forth in the Deed from the City of Aspen recorded in Book 59 at Page 215 and in Book 59 at Page 434 providing as follows: "That no 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". 8. Provisions of Ordinance No. 60, Series 1976, designating the property to be part of a historic district. 1 This commitment is invalid unless . Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No. PCT12428 A and B are attached. I 1 1 1 ~~JUL 19 '99 09:38AM ASPEN HOUSING OFC P.2 EXHIBIT #4 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY' ANNER: Mitch Haas. 920-5095 DATE: 1/25/99 ~JECT: 7th and Main Affordable Housing Development Proposal --- Â»7TH a Neighborhood Commerciai component ~RESENTATIVE: Aspen/Pitkin County Housing Authority, 920-5050: Bob Nevins and Lee Novak 7NER: APCHA ~C OF APPLICATION: Specially Planned Area (SPA); Rezoning (for SPA designation); Subdivision: GMQS Exemption for AH units; GMQS Scoring and Competition for Commercial Development Allocations; ~ld, Significant Development in an :.U 1, 11, Historic Overlay District (moving of historic structures and Indmarking procedures to be covered under separate Summary from Amy Guthrie). ~RIPTION: Applicant seeks to develop between eight (8) ancl fourteen (14) affordable housing units, 'Mlostly of the one-bedroom variety, and a small neighborhood commercial component consisting of a irvenience-type store. The site is 9,000 square feet, zoned Office (0), and is located on the southeast comer l the intersection of 7th Avenue and Main Street. Multi-family housing is a permitted use in the O zone 9strict, but neighborhood commercial uses of the type being contemplated are not, Therefore, the applicant d~need to designate the site as an SPA in order to accommodate the neighborhood commercial use - ~on ofthis site as an SPA would be highly consistent with the Purpose of SPAs as described in Section 26.80.010 and with the Standards for Designation, as found at Section 26,80.030(A); therefore, staff would Ipport the designation and associated rezoning (map amendment), With an SPA, all dimensional Iquirements, including off-street parking standards: are set as part of the SPA review with the underlying zone district used only for guidance. â€¢ffordable housing deed restricted in accordance with the Housing Guidelines may be exempt by City Council from the growth management competition and scoring procedures pursuant to a determination of "the city' s ~ed for such housing, considering the proposed development's compliance with an adopted housing plan, the ~mber of dwelling units proposed and their location, the type of dwelling units proposed, specifically ~arding the number of bedrooms in each unit, the size of the dwelling unit. the rental/sale mix of the ~posed development, and the proposed price categories to which the dwelling units are to be deed restricted 'Mection 26.102.040(C)(1)00))Â·" These determinations will take into account the recommendations of the ~owth Management Commission regarding the project's consistency with the standards of Section 102.090(8 - bur prior to the Growth Management Commission hearing, the GMC must get a formal -ecommendation from the Housing Board. Nevertheless, the neighborhood commercial component of the ~velopment would represent unallocated commercial development rights and would. therefore: require receipt development allocations through the Commercial Growth Management Scoring and Competition ?rocedures. Commercial GMC)S Scoring and Competition applications must be submitted by September 15. ~ concern, this site represents a critical piece of the Entrance to Aspen and, as such. site design and irmlectural considerations will be crucial. Also, note that all developments of multi-family housing are ~uired to obtain Subdivision approval. and all residential development must conform to the Residential lsign Standards, unless a variance is granted. Lastly. since the site is in an Historic Overlay District: atl levelopment must be reviewed and approved by the Historic Preservation Commission pursuant to Section ~.72.010(D) and (F), as well as to the procedural requirements of Section 26,102.050(F), 1 JUL 19 '95 09:41AM ASPEN HOUSING OFC C C ~ OIL 1) HPC Conceptual; 2) P&Z for (Subdivision), Rezoning, SPA Conceptual; 3) Council for (Subdivision), Rezoning, SPA Conceptual; 4) Housing Board for (3MQS Exemption recommendation; 5) GMC for Exemption and Scoring recommendations; 6) P&Z for (Subdivision), SPA Final: 7) Council for GMQS Scoring/Allocation, GMQS Exemption, (Subdivision), SPA Final: and: 8) HPC Final. 1 These sequences can be mixed and matched to suite your needs, provided the agreed upon procedure is approved by the Community Development Director. In the event rhat you should have any questions regarding the foregoing, please do not hesitate to contact Mitch ~ Haas of the Community Development DepaMment at 920.5095, ~ * The foregoing summary is advisory only and is not binding on the City, The opinions contained herein are based on current zoning and regulations. which are subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not, in any way, create a legal or vested right. . 1 I 1 1 1 1 1 1 1 MAPS AND DRAW[NGS 1 1 1 1 1 1 1 1 1 7th & Main Affordable Housing Project Aspen, Colorado DIRECTORY OWNER: Historical Preservation Commision city of aspen 130 s. galena Conceptual Review aspen, co 81611 8 September 1999 ARCmTECT: studio b architects 555 n. mill st. aspen, co 81611 1 /4 4 - INDEX 1 , 2 4 .7 ' (9â€¢ 1 --*--i- - - 4 1, - Â£ 14 A 't ,Â«1~ -- --- --- -- VICINITY MAP 4 -- __ - ir-- - M.. "/p-n__- -- 4 - . 1--. ~ill PRECEDENT STUDIES 1 -3---~-- - - - - - -1- 6=t-. -~ BLOCK PLAN W - I- . b '64.- - ---- ~-Ar =./1ul LANDSCAPE PLAN , I 1 1!K'Â£9 4? . , f 113*44; - - ----2 - - 12;21~=-fr- E 1 BASEMENT PLAN 1 -11 61.02..44:.f~fl' 7 GROUND FLOOR PLAN - ' e , 4 SECOND FLOOR PLAN '' 1 ' r .4. j ' '.1/ - d - b.re ' THIRD FLOOR PLAN 79, f v j/Tirr ~~~Â·:Â·+Â·-fli....]2. j 4 -~~ ROOF PLAN 79 J f'Â·rt 1Â·Â·Â·'fil'... . UL-.Wrte-*fÂ·> ELEVATIONS . ELEVATIONS I . :. :. ... 1 Â· . 2/:Â·49:Â·14â‚¬22*W , Fbrt.3.Â·12,4â€¢4791~9 4- '12.6324:11....P(*.*3.. ./PÂ·1: 'Â·;j.Â·1416.1* ' *. .4 , I . ....---. 1. -, *:/*73241 , 0 ' f.=4 't:23.22,4.4,4- 1.1, +V,Â·724,64'14. . 1. 0 09 *...1 04:.342Â·Â· . -00% 0 2(1444 Â·~ ~ . I . 1.* tif'ks'' . ~. l f ' 77' 14. , ~ li I n.- Int*auti - il 11 ~I 1. 1 14 1 5,: 3Â·.Siffefiâ€¢ I .Â· It: .-'.t,f~'.2. fl:iR. Â£ 1 'b:â€¢:,.../..Â· 1.%.'42'Al t. 1 1 1.01 0.' '4.j: 9/f.1 */24. 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'.--- ST.EET LIGHT l SCALE 1 /le. . -- 1 - - -- 1 - M 1 1 Hal . 10 FEET lili \- // \ 1 .21 0 5 10 15 20 CONTOUR INTERVAL IS I FOOT 1 ---11.E /------1-0.Op 1 1// \ 1 4 ip li j -~ 4851,0. 47 LOT A \ i /7 1\8 1 407- 1 tb 1 Lor I / 11 ti c 1 1 I \ 1 L - ill 1 \1 LOT l D .. . Ill, 11\ L 1 CITY 4 - '/O.-0/wl J LEGEND & NOTES l l ,|~ ~ ~< ~ I FOUND :UNVEY -AMENT REBAR WI TH CAP AS NOTED . SPIKE OR P-K -IL SURVEY CONTROL --- - - LOT 1 $ VACANT 1 / 1 / *o FENCE -202- 1 1 1 CONTOUR 1.'ERVAL 11 1 FOOT ELEVATION DATUâ€¢ 4 ARBITRARY IASED Oâ€¢ SET T.I.W AS SHOâ€¢â€¢ 1 TITLE INFORMATION FURNIS,â‚¬D IY -/~ 1129 PITKIN COUNTY TITLE, INC * CO-/1,1*EN T No .CT - â‚¬0â‚¬7=1 - . OATED: 0 -ne#- / 19&0 OFFICIAL WAP oF nâ‚¬ CITY OF ASPEN IAS USED FOR RECORD 1~ SURVEY INFORMATION 1 - /1-.bi-.2-- - -~~,Num ~~ tkINI:jU / DERâ‚¬ I .0 POSTED ADDRESS 5*, ALLEY BLOCK 19 COTTO-000 TREE CALIFER AS SHO- e FRUIT TREE 1 TOPOGRAPHIC & l IMPROVEMENT SURVEY CERT\E\CATION ASPEN / PITKIN COUNTY l 0,4,0 â€¢. M.-1042. A ~Ee,Stâ‚¬â€¢ED u- -~NOR t,4 1,â‚¬ i,KiE j HOUSING AUTHORITY OF COLORADO. HEREIY CERT I FY TIÂ·611 TH 1 S FLAT WAS PREPARED FROM A Ff ELD :UtÂ¥EY PERFORMEO .IMEÂ« MY 5.pERÂ¥ ISION IN A/04 . 99.4 All IS TRUE AIC CORRECT T 0 THE IE W OF KNOIUKDOE AlÂ«) BELIEF. Â¥Mt S CERT f FI CATION IS Â¥0 +D t,mal#fl<~1J943TAMPED ON AN DEPOSIT CERTIFICATE LOTS A, 8&C BLOCK 19, OR IGI IIAL BLUEFR INT. CITY & TOWNSIfE OF ASPEN, .Ole â„¢1 5 jiy". 0,= ,&2Â£â€¢~r-- /*ap...51* PITKIN COUNTY, COLORADO F-ILF/Â», '29 ~'2-~2726120 ')4 Dâ‚¬,OSITED ." DAY OF :99_IN -0/ Of T. COUC'f S AREA - 9,000 SO FT Â·i DAVID W )*INTbt RLS !4129 ' UbtÂ·,-42Â·41 LUO SURÂ¥â‚¬Â¥ PLATS AT - PAOE AS RECEPTION K THIS 70 - L.. SURVEY 'LAT (X..... :ECTION I.-liÂ·,02 00(ORADO ./VI.D STâ€¢/E' 9/* 12 PREPARED RY coiNTY clERK T/MW" |' souTH, RANGE 05 â€¢EST 6,6 - ASPEN SURVEY ENGINEERS l NC. Ill .- ....M i. â„¢1. ./T -MI ... ... ./. ./ w- I. -Fâ‚¬- 1,1.-~ ./. I ....... n- & ... 210 S GALENI STREET ASPEN 1 COLO 8161 'â€¢- M .rE . ....TWIC.'- ....... /WOâ€¢â‚¬/FAx (970) 925-3016 Job .. 2/301 Nov 0,4. 1 991 .. 1 N & T H STIEST --- -1 L I 4 01 2 1 + 4 lit\1 k 2 4 -4 T r 1 7 M /11 | 0 -1 - 4 1- 1 ru. 1 1 -1 1 N 7TH STREET - Ot 3~ 7th and main AH I schematic design 1 27 july 1999 block plan ALLEY 1 6,0,-1 1 STORY NV-Id MOO-18 1 --- 1 , Â· 1 .. P ? . 1 1 1: J: 10.- I . /. - 7- r 4.1 â€¢) I -..... ).- \r i i 1 f k r in Â· 1-lili I k 1, ( 11 Â¥ / Ill 4 - r. .'I o 2. 71 %114.1.1 1.14 Itt I . - E-7.Ut .4 , C rED> 1 \ rh/ M .11 ' .Â· \ 1 .. 1 1 .{ 1~4111 f 3 , 9-1 11 f 11' i f) -â€¢0111â€¢tld N I 1 1 I lit ill- . CD ULL -31#- <U / - Ir V YY~,11' 4 1 . P- 1 r 37Â· , + 0. 4 , #~ 11' [1;Uj I j [ 1 Ill 1 ' 1 ! 1 1 1 11\lillin~ Ili l i f -' 8--2 a L / t. - . 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O ''1 11, 1 1 / A /1, N 1 F .. 4-- It-1 - CD C 1 0 1 4 -Al \ CD 0 : - al 0 the paving uses open joints, 9 planted with lawn or low - ' f <~T~ --=--- ~ - E - groundcover to minimize Â· . 1 -, . 11 , ... 0 , im 0 0 0 impervious surface a Â· ~~~ 0 Â£- J bosque of columnar aspens 4 - 3 - are set in the commons to / 1-*I~*~i-- scalethe buildings to the r 1 pedestrian, minimizing the . - o -C 5'U-2 n /7114- 1 0 3- - f.. U buildings 3 story height. 7- le CO - . bod'11'ji-\ 1 ' 1 -- P . I i E- --: th e central commonsis not 1/ CD Â« envisioned as a programmed - Â· =>dUL : space; instead allowing Â·;11- 1 Fr~ . . 1113/.P F flexibility to adapt to the ; L . 3 residentsneedsovertime : 3~i 4 -1 111 --r Â·/11 r i Illih~:i.1 110Â· lt{)jtlj~'littill),ti~ 1 _ .1 0 flrt CI mt.t: .1 +04 ., A Li 1 -- 10 4.--4177-4.Â· 1/1-1 -1 K 1 1{ . 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JL 666L kinl ZE I u5!sep O!leluelÂ·los I HV UIELU pUE ll]Z suolieAele 91001!4038 Suot,eAeie 8 Olonts 6 6 6 L *In! a I u B I s e p 0 11 e U.1 0 4 os I H V u le u] p U e 4 1 Z ~ 6 J i, 4 1 1 - Ii- 'i:';lili , 1 11 j . 1; 1 D k. 4 1 111: 1 I'll $ 1 4/01/EW#<~j./ 1 11 i - Â· 42*E:13*74 1 1 i . i, IiI . 1 11 '1 . i! il 11 - 1 4 1111% . 1 Ar=T ='.-* -m~FgallilimpiFf 0 1 11 1 1 11 i11 ~~ lili iA - 2 -- - .1 1111 1 11 - lili lilli hi 1 - lili. 9 9 1-11 11 LI , 1 .r- 1.-1,1 1 lili 1 1 '1 - 'th':3>k Z : 1 r-1 F :1 1 1 ~ 11'I II [1 T 01 - - - + - _ T t- --L ---- -, - 11 i i - 6-* 1 1 -14- - - ill 1 1 - -+ - -- M i\ 1 4 -- 4 11\ 1 - - \HOOD SAD\Ne gn O nli-3\Â·ah 97-99* NOUVA313 HlrIOS EAST ELEVATION MEMORANDUM TO: Aspen Historic Preservation Commission TIIRU: Julie Ann Woods, Community Development Director X 1- Joyce Ohlson, Deputy Planning Director 1 FROM: Amy Guthrie, Historic Preservation Officer RE: 426 N. 2nd Street- landmark designation, minor review and variances, partial demolition, residential design standards DATE: September 8, 1999 SUMMARY: The applicants request HPC approval to make a 140 square foot addition to their existing condominium, including a setback and parking variance. The condominium was built in 1970 and is attached to a Victorian era home. In order to grant any variances on this site, the entire property must be landmark designated, which is also part of the application. APPLICANT: Joan and Karl Zeisler, represented by Jess Pedersen, architect. LOCATION: 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite ofAspen. LANDMARK DESIGNATION Any structure or site that meets two (2) or more of the following standards (Section 26.420.010) may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Reponse: This standard is not met. B. Â· Architectural importance. Based on the building form, use, or specimen, the , structure or site reflects an architectural style that is unique, distinct, or of 1 846 66 Â£4 6 traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. ~ Response: The historic house on the site was built in approximately 1888. It is of a somewhat larger size than the typical miner's cottage, and has a prestigious location along historic Triangle Park. An addition made to the original building in 1970 does not detract from the character ofthe 1888 structure. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The property is part of the area once considered for designation as a Hallam Lake Historic District. Most of the original structures bordering Triangle Park are still in place. E. Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or 0 architectural importance. Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 19th century, Aspen's primary period of historic signifi cance. I - MINOR DEVELOPMENT AND VARIANCES 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.B.4) 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 -Â¢ hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary 2 , 0, variances after making a finding that such variation is more compatible in 0 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 addition that was built in 1970 was very successful in that it is slightly smaller than the historic building, is offset to the side and rear of it, and used different window styles to differentiate itself as new construction. An expansion of this unit is best accomplished by building towards the west, as proposed. It would not be appropriate to bring the addition closer towards the front of the house, or towards the east, which would block views of the back of the historic house. The 1970 addition currently sits 5 feet from the rear lot line. A 10 foot setback is required in this area, so a 5 foot rear yard setback variance is needed to extend the existing wallline towards the west. The detailing of the new construction is in keeping with the 1970 design and staff recommends it be approved as proposed, with the exception of a window discussed below. In regard to parking, the historic house currently has one on-site parking space.. The new unit has two spaces within a curved driveway off of Second Street. The driveway is 0 entirely on City right-of-way, therefore there is no legal on-site parking for the new unit. Staff has not been able to determine why on-site parking was not required when the unit was built, but technically the expansion of the unit does not require that parking be provided now. However, staff is concerned with having some off-street parking and recommends that the applicant be required to keep the driveway and receive an encroachment license from the Engineering Department for parking on City right-of-way. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Most of the surrounding historic structures have been renovated. This was a successful project in its initial construction and will continue to be so with the proposed renovation. The property is still approximately 900 square feet below the maximum floor area allowed and the addition is still smaller than the original house. 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 project will not affect the significance of the house as a representation of Aspen's residential architecture ofthe late 1800's. 1 0 3 d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereoL Response: The addition is subtly distinguished from the architecture of the historic structure. The attachment between the two buildings is minimal, so that the original building is preserved almost completely intact. PARTIAL DEMOLITION No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all ofthe 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: The only demolition required is the west wall of the 1970 addition. 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: No original features are being destroyed. 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: Staff finds that the addition is compatible in mass and scale with the original structure. RESIDENTIAL DESIGN STANDARDS All residential development in the City of Aspen requiring a building permit from the City of Aspen, except for residential development within the R-15B zone district, shall comply with the residential design standards as specified in by the Administrative Checklist unless otherwise granted a variance by the Design Review Appeal Board as established in Chapter 26.222 or unless granted a variance through some other required review process by the Historic Preservation Commission, the Board of Adjustment or the Â¢ Planning and Zoning Commission. 4 The project is in violation ofthe standard relating to windows. 0 Windows a. Street facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. All street facing areas with an exterior expression of plate height greater than ten (10) feet shall be counted as two (2) square feet for each one (1) square foot of floor area. Exterior expressions shall be defined as fafade penetrations between nine (9) and twelve (12) feet above the level of finished floor. Response: In order to grant a variance from the "Residential Design Standards," the HPC must find that the proposal: a) yields greater compliance with the goals of the Aspen Area Community Plan; b) more effectively addresses the issue or problem a given standard or provision responds to; or c) be clearly necessary for reasons of fairness related to unusual site specific 0 constraints. There are existing windows on the addition that make the building over the allowed floor area if the penalty described above is applied. Staff recommends that HPC waive the standard in regard to the existing windows, since they are the element that best distinguishes the addition as new construction. The new bay window on the west side of the house has a small peaked window above it which violates this standard (it is in the "no window zone" between 9-12' above the finished floor.) Staff recommends that this window be eliminated. b. No more than one non-orthogonal window shall be allowed on each fa~ade of the building. A single non-orthogonal window in a gable end may be divided with mullions and still be considered one non-orthogonal window. Response: The peaked window described above also violates this standard because there are other irregularly shaped windows already existing on the west faGade. Staff has recommended that the window be eliminated. 0 ALTERNATIVES: The HPC may consider any ofthe following alternatives: 5 â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC approve the proposal for 426 N. 2nd Street with the following conditions: l. HPC recommends landmark designation be approved by City Council. 2. HPC grants a 5' rear yard variance finding that the setback variance allows the new construction be located in the area which has the least impact on the historic structure. 3. Staff recommends that the applicant be required to obtain an encroachment license for the two parking spaces currently provided along Second Street. 4. HPC waives the floor area penalty in regard to existing windows on the house. 5. The peaked window in the new bay window on the west elevation shall be eliminated because it does not comply with the "Residential Design Standards." 6. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 7. 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 0fficer prior to applying for thibuilding permit. 8. All representations made by ' the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Exhibits: Resolution No. , Series of 1999 A. Staff memo dated September 8, 1999. B. Application. 6 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION 0 APPROVING AN APPLICATION FOR LANDMARK DESIGNATION, MINOR DEVELOPMENT, PARTIAL DEMOLITION, RESIDENTIAL DESIGN REVIEW AND VARIANCES TO REMODEL A HISTORIC HOUSE AT 426 N. SECOND STREET, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Joan and Karl Zeisler, represented by Jess Pedersen, has requested landmark designation, minor development, partial demolition, residential design review, and variances for the property located at 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen. The project involves adding on to a non-historic additions to the house; and WHEREAS, all applications for Historic Landmark Designation shall meet two or more of the following Standards for Designation of Section 26.420.010 in order for HPC to grant approval, namely: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the 0 State of Colorado, or the United States. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural r, type (based on building fom; or use), or specimen. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. D. Neighborhood Character. The structure or site is a significant component Of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. E. Commum* Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance; and WHEREAS, all development in an "Ii," Historic Overlay District or development , 0 involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 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 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 the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, all applications for partial demolition of any structure included in the Inventory of Historic Sites and Skuptures of the City of Aspen, or any structure within an "H" Historic Overlay district, must meet all of the Development Review Standards of Section 26.415.010.E.6 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1.Standard: 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; and 2.Standard: The applicant has mitigated, to the greatest extent possible: a.Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. b.Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are - compatible in mass and scale with the historic structure; and -r, WHEREAS, all applications for appeal from the Residential Design Standards of Section 26.410 must meet one ofthe following statements in order for the Design Review Appeal Committee or other decision making administrative body to grant an exception, namely the proposal must: a) yield greater compliance with the goals of the Aspen Area Community Plan; b) more effectively address the issue or problem a given standard or provision responds to; or c) be clearly necessary for reasons of fairness related to unusual site specific constraints, and WHEREAS, Amy Guthrie, in her staff report dated September 8, 1999, 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 September 8, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of_ to _. THEREFORE, BE IT RESOLVED: That landmark designation, minor development, partial demolition, residential design review, and variances for the property located at 426 N. 2nd Street, Units A and B, Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen, as presented at the September 8,1999 meeting, be approved with the following conditions: 1. HPC recommends landmark deignation be approved by City Council. 2. HPC grants a 5' rear yard variance finding that the setback variance allows the new construction be located in the area which has the least impact on the historic structure. 3. Staff recommends that the applicant be required to obtain an encroachment license for the two parking spaces currently provided along Second Street. 4. HPC waives the floor area penalty in regard to existing windows on the house. 5. The peaked window in the new bay window on the west elevation shall be eliminated because it does not comply with the "Residential Design Standards." 6. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 7. 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. , 8. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and - considered conditions of approval, unless otherwise amended by other conditions. APPROVED BY THE COMMISSION at its regular meeting on the 8th day of September, 1999. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputyglerk ATTACHMENT 1 ri LAND USE APPLICATION FORM 1. Project name - Zeisler Addition 2. Project location 426 N. 2nd Street - N.W. Corner Block 48, Lots A, B, & C (indicate street address, lot and block number or mates-and bounds description) 3. Present zoning R-6 4. Lot size 9,000 5. Applicant's name, address and phone number Joan & Karl Zeisler, 426 N. 2nd Street, Aspen, CO 81611 925-6817 6. Representative's name, address, and phone number Pedersen Architectural Services, L.L.C.- Jess Pedersen 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline _ Conceptual PUD Minor HPC Stream Margin Final PUD I.'=- Relocation HPC Subdivision ---- Text/Map Amend. x Historic Landmark GMQS allotment GMQS exemption - Demo/Partial Demo View Plane -/*- Condominiumization Design Review. Lot Split/Lot Line I 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) Duplex. Historic house - two bedrooms, 1918 sq.ft. + 588 sq.ft. of basement. 1970 addition - two.bedrooms creating a duplex. 2 bedrooms 1272 sq.ft. + 800 sq.ft. basement: 9. Description of development application Addition o f 140 sq. f t. room + 140 sq.ft. basement to southwest corner of 1970's duplex unit. Will require landmarking historic unit. Variance on building within the required 10 ft. side yard setback.and parking variance. 10. Haveyou cbmpleted and attached-the following? Attachment 1 - Land use application form Â¢ Attachment 2- Dimensional requfements form _ * Response to Attachment 3 Response to Attachment 4 Â· Â· - Ectillatit *3 llllllll KARL and JOAN C. ZEISLER 426 North Second Street ~ Aspen, Colorado 81611 970-925-6817 Fax 920-3134 Email karljoan@rofnet July 26, 1999 Aspen Historic Preservation Commission Aspen, Colorado Re: Proposal to Enlarge the Living Room at Above Address: General Submission Requirements The undersigned, Joan and Karl Zeisler, are the owners, since late 1991, ofthe residence located at 426 North Second Street in Aspen. We are also its fWl-time, permanent occupants, as it is our principal residence. Dating back to our first two-week summer visit to the Music Festival and the Aspen Institute in 1960, we have gradually increased our time here until making this our primary residence in 1996, when Karl retired to become active in local community organizations. Joan has retired this summer. Jess Pedersen, of Pedersen Architectural Services, 222 Main Street, Carbondale, 704-0243, has 0 been engaged to act as our architect and representative in matters pertaining to our desire and intention to build a small addition on the front of our living room. The property is a condominiumized duplex, located on the Northwest corner of Block 48, Lots A, B and C...We are the owners of recordofthe unit (one ofjust two) on which the development is proposed. The certificate from Stewart Title shows that there is a first mortgage lien on the unit for the benefit ofFirst Republic Bank, a California lender whose originator here is Vectra Bank. Vectra also holds a Home Equity Loan lien as a result of several interior improvements made in 1997 and 1998. The unit, as a condominium, is subject to the conditions set forth in the Condominium Declaration. All ofthe proposed project involves land and space available to this unit in the Declaration. Respectfully Subnitted, 44Â« 4-0/u>-4 26. Karl Zeisler (~ 3 oan C . Zeisler 0 , ANDREW J. and BELINDA B. FRISHMAN 229 West Smuggler Street Aspen, Colorado 81611 970-925-7640 August 11, 1999 Aspen Historic Preservation Commission Aspen, Colorado Re: Proposed Project to Extend the West Living Room Wall ofthe Zeisler Residence at 426 North Second Street Since 1962 we have owned and occupied the residence at 229 West Smuggler, which was built in the 1880's. To our knowledge, then and now, it never has been designated an historic landmark. In the late 1960's we built and condominiumized a connected duplex unit facing Second Street in the southwest portion of our property, commonly known as 426 North Second Street and owned since 1991 by the Zeislers. We have seen and reviewed the plans for a proposed addition to the west ofthe current living room ofthat residence. We strongly support the Zeislers' plan and expect it will definitely enhance the architectural quality ofthe building and ofthe entire site. 0 We understand that a necessary side-yard variance along the south/alley side ofthat unit is sought in order to provide architectural feasibility for the extension, as well as to preserve the character ofthe site and ofthe duplex structure. We fOrther understand that such a variance is most likely available only ifthe site is a landmark property. Accordingly, as we support the proposed extension, we wish hereby to communicate to the Commission and the City our consent to the project, as defined in the architect's submission, along with our request to designate the site as a landmark property. -4.- When historic designation was being considered years ago, we declined the opportunity for designation inasmuch as we felt that the earlier requirement that we build an attached unit rather than the freestanding "coach house" which we desired, basically compromised the true historic character ofour 1880's home. Ifthe Zeislers'variance request can be accommodated without landmarking anything, we would be most pleased. Iii however, landmarking is the prerequisite to the variance for this project, which we endorse and support, then landmark it shall be. As to landmark designation criteria, the site and structure appear to qualify according to the definitions in the Standards fbr Designation, as follows: Architectural importance, Neighborhood character and Community character. ~ Respectfully, - - 1 1 U o#J â‚¬ 3-_~0 U-4 Llwo 4 * imill''lli',6/1;151 jif r/) APPLICANT: Joan and Karl Zeisler, represented by Jess Pedersen LOCATION: 426 N. 2nd ACTION: Landmark Designation, Minor Review, Variances, Partial Demolition, Residential Design Standards To be eligible for landmark designation, a structure or site must meet two G) or more ofthe five (5) standards contained in Section 26.76.020 ofthe Municipal Code. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Designer: The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Community Character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. + 4 ACTION: Minor Review All development in an "H," Historic Overlay District, or development involving a historic landmark must meet allfour Development Review Standards found in 0 Section 26.72.010(D) ofthe Aspen Land Use Code in order for HPC to grant approval. Standard 1: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, 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 Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Standard 2: The proposed development reflects and is consistent with the character ofthe neighborhood of the parcel proposed for development. Standard 3: The proposed development enhances or does not detract from the 0 historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Standard 4: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Standards for Partial Demolition: Pursuant to Section 26.72.020(C)), no approval for partial demolition shall be granted unless the HPC Snds all of the following standards are met. Standard 1: The partial demolition is required for the renovation, restoration, or rehabilitation of the structure. Standard 2: The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. b. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Attachment 8 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I, art-Fift 1456 ,--3-1 F~~k~ing 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) ofthe Aspen Municipal Code in the following manner: 1. By mailing ofnotice, 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 107day of ~,flap , 1995- (which is days prior to the public hearing date of 23*Br~ g). 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 20 day of AWL/ 199_gtothe /95 day of 6,1-- , 19931. (Must be posted for at least , ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. - 7-7*rn Â¢ Â· - 41 ~Rk S*lat:It ~ Signed before me this 222:lay of 649047 Â· Â· 199~by PUBLIC NOTICE .-/ (111 4-nies 3Â·- fF DE/LSâ‚¬,O DATE___u__ TIME - 4 WITNESS MY HAND AND OFFICIAL SEAL PLACE-221-21 PURPOSE___ My Commission expires: 7 - =:.2 6 -c:200/ ~ 6Â£64.-l /- 741;-O Notary Public / COTSEN 1985 TRUST LLOYD COTSEN GREENBERG RONALD & JAN 50% LUNDY VICTOR ALFRED TRUSTEE 50% TRUSTEE 44 MARYLAND PLAZA 301 LAKE AVE 12100 WILSHIRE BLVD STE 905 ST LOUIS MO 63108 ASPEN CO 81611Â· LOS ANGELES CA 90025 WELTERS ANTHONY SC.,IFF DAVID T LEWIS PETER B WELTERS BEATRICE WILKINSON AS JT 485 MADISON AVE 20TH FLOOR PO BOX 5070 TENANTS NEWYORK NY 10022 CLEVELAND OH 44101 919 SAIGON RD MC LEAN VA 22101 LEWIS JONATHAN & POSADA ROBERTO GATES CHARLES C & JUNE S CONOVER CATHRINE M TRUST 990 S BROADWAY 1666 CONNECTICUT AVE NW STE 300 4649 PONCE DE LEON BLVD #304 DENVER CO 80217 WASHINGTON DC 20009 CORAL GABLES FL 33146-2119 SCHERMER LLOYD G & BETTY A 1/2 INT LEWIS PETER B CITY OF ASPEN SCHERMER GREGORY P & GRANT E 1/2 PO BOX 5070 130 S GALENA ST INT ASPEN CO 81611 CLEVELAND OH 44101 210 LAKE AVE ASPEN CO 81611-1347 NICHOLSON JOHN J MCMAHAN JAMES A & JACQUELINE NICOLA FAMILY PARTNERSHIP LLLP ADLER LOU REVOCABLE TRUST 2 OAKMONT DR 621 17TH ST #1215 9911 W PICO BLVD PHA LOS ANGELES CA 90049 DENVER CO 80293 LOS ANGELES CA 90035 JOHN K - TRUSTEE ZEISLER KARL FRISHMAN ANDREW J TRUST 1/2 INT C- LANE & WATERMAN - ZEISLER JOAN C PO BOX 465 220 N MAIN #600 426 N SECOND ST ASPEN CO 81612 DAVENPORT IA 52801 ASPEN CO 81611 ALLEN ROBERT H & JUDY LEY HERNANDEZ CECIL M & LORENE M NESSEN MAURICE N 4545 POST OAK PL STE 251 'PO BOX 1045 C/O 919 3RD AVE HOUSTON TX 77027 ASPEN CO 81612 NEW YORK NY 10022 KOHNER ELLEN P BARNHART PAUL F JR GREENWOOD WILLIAM HUNT ELLEN C/O 2121 SAGE RD PO BOX 4778 ' PO BOX 8770 HOUSTON TX 77056 ASPEN CO 81612 ASPEN CO 81612 MULLINS DON R % HARDING & r TOBIN MAURICE B TOBIN JOAN F CARBONE 1850 K ST NW#380 1850 K ST NW STE 380 3903 BELLAIRE BLVD. WASHINGTON DC 20006 WASHINGTON DC 20006 HOUSTON TX 77025 , RH ASPEN LLC ASPEN VALENTINE LLC DON THOMAS E & NOEL C/O GARFIELD & HECHT C/O GARFIELD & HECHT 1 /76 LINCOLN ST STE 1100 601 E HYMAN AVE 601 E HYMAN AVE DENVER CO 80203 ASPEN CO 81611 ASPEN CO 81611 L 1,11(~, .U 1 -1,1. . CARANO MICHELE PFEIFER SAX JOEL D DEVOS ESTHER LEONARD 1740 CATALPA 303 W FRANCIS ST PO BOX 3238 RENO NV 89511 ASPEN CO 81611 ASPEN CO 81612 COOPER JOHN VICENZI GEORGE A PO BOX 1747 PO BOX 2238 SPRINGFIELD MO 65805 ASPEN CO 81612 --,=Jezz=nU :56A Jess Pedersen (970)-963-6968 | 0Ak Â· 11% j.4, . a , .. ,0 6.1 Le ../7. .rn \ / 0 / h %,.. i / 4. \ / 4 \9 1 0 . %4 t,r 1 S\TE . 74-AN - MAL,7 Â¥ 0 AU. 4,&#32 Sep-08-99 11:56A Jess Pedersen (970)-963-6968 P.03 0 J l i J - 0 1 - 0..........1 11- r \ - 0 0 - ,/d. 1 / 1.-5..7.t lai -e I - . \ . I / 11*148Â»_NdER 'MANâ€¢ 0 , 1 i . Au-2 4 , 1\ f 4 1/ r %\ C, 1 C , '1 ' 44 , f f O A 2 S \-1-C Tn-Ald - TArr Â¥4~06â€¢ l I - - Addition of a street-oriented principal window 1 - My Clients, the Zeisters, who are full-time Aspen residents, propose to modestly enlarge the living Also, my clients are in need of a variance in off-street parking requirements. Their unit was built room oftheir house and add a small amount ofbasement storage space beneath that addition. in 1972, at which dme the owners added a circular driveway which appears to accommodate They have been very content with their small house of about 1300 square feet with an 800 square off-street parking. However, only about 80 square feet, or less than 15% of that driveway, is on feet basement The additional living room space ofabout 140 square fbet is indeed modest; and is private property, with the vast majority on the public parkway to the west of the lot line. the only possible addition compatible with the architectural design ofthe property and with the Circular, asphalt driveways are out ofcontext in the West End of Aspen, and should be open space dedication by the two condominium owners ofthe site. considered awkward for this urban fabric. By removing the existing driveway, the City's Design Standards will be enhanced, by further opening the street view to tile iont ofthe house, with the By adding on to the 1970's unit of this condominiumized duplex, the historic integrity ofthe resultant enhanced intimate visual experience of the streetscape. Currently, the driveway and original 1880's house will be preserved. The 2400 square feet of open space on the northwest parking thereon dominate the impression of the site from the street, providing an awkward and corner ofthe site, which is the southeast corner of Second and Smuggler, remains undisturbed. unflattering transition from the public area to the private dwelling. To the east of the unit is a small, sunken patio, bordered by the historic unit and its rear yard area, as well as an alley. The only area where any addition could be built is to the southwest ofthe As to alternative off-street parking for my clients* they control only 2725 square feet of the 9000 --- 1970's unit. square feet site. The building footprint and alley side-yard setback consume 960 square feet, leaving 1765 for atl other uses and setbacks. A sunken rear patio area con:mmes 800, leaving The proposed addition would extend the existing south wall of the living room appro:dmateiy 10 965. The proposed extension, with its adjacent setback and the resultant front (west) setback, feet to the west/"front" setback line. The edsting south wall is 5 feet from the south lot line. To along with the replacement walkway, consume 570, leaving 395. The 395 square feet, perhaps the extend the living room wall 10 feet to the West only aft er allowing for a 10 foot setback for that minimum needed for this unit, are neither shaped for cars nor accessible except as right in front of extension is architecturaily unfeasible and would seriously compromise the historic integrity long this residence and facing the front wall. A 2725 square feet footprint does not !eave much for in place. The south side of the site is probably deemed a side yard for setback purposes. This unit parking and landscaping, despite the quite small footprint of the residence. It is even probable is among the rare west- or east-facing residences in the West End. The side yard setbacks of 10 that at the time of the construction ofthis unit, neither unit was required to provide off-street feet presumably intend to keep residences at least 20 feet apart. Due to the presence of an alley parking for reasons which persist in the face of currently applicable standards. ' ,<733* to the south and to the configuration of the property to the south ofthe alley and opposite this unit, there is open yard space across from the Zeislers, and across from the proposed living room Please see the Plans,Model and Photographs for further explanation- coc *)% extension there is a new garage, about 29 feet from the proposed west-extended south wall of the ( 8-3367 1 living room. P / - C. 07,Â£6;5-,I u; .....T Z luk--144 e . 4 - Â·-h k - - . LLA:'441, 734 R4 ,<tf-~Cb*: t,A~ 4 f;A / By granting a side yard variance of 5 feet for about 10 runnins feet, my clients will be allowed to ~0/ ~Snow Bunny Ct . 0 7 553/1Â« - 4 .4-htv 95'64 . 5 fteeARE@* accomplish their modest expansion objective. It is the Zeislers' wish that the addition be ~ 10 Airport 3asait 94:. , 10 f . Â«\7;*-Â·-Â·..144 Sa;yags consistent in style and character with their existing structure, which is only slightly different than i-- \2 \Â· Lt Insuture L------~~ p X4. , that of the historic stnicture to which their unit is attached. This will be achieved in the fbilowing ~ 1 4,00 3\ 11 4\ 12 a 4,4.$ li i - ways: 6./OiX \ 4 - *I-jite Location. , 3.-~.od 06*4,7~*Li <: -~ -- ...- -* - Matching roof shingles, siding and trim ,/ 4 /i i -\,~jT~alarn "Â· 9 7 j U - Similar roof slopes .e. P E 0 E R S E N . Â»1 .54.9ji 7 - - Similar proportions , -7Â·92r i,<51;r4~\Q 4 .- vine Â· ARCHITECTURAL DESIGN ~*1 - Use of decorative shingles around windows and at the top of gable.peaks . e; .i # : */ .-i , S 1Â¢. C' . C. ' - Use of non-orthogonal window above the proposed front (west) bay window - ~ e.' 27-:24.-,9364,6 ,Â»iey - Use ofcasement windows as in existing structure. Cfhe unit has no double-hung - 4 1 '- / 7 4.1 2,Â»e i >2â‚¬ d#JA i 222 WAIN ST---- pr Maroon Creek Rd /--/ \~---n~-h MC= C t.72 1 1 L / , / /Â· 4*e'll.,7-7.-3 62& ...j.8.sou windows.) W /1 r 2-13'â€¢4 1*6 CARGONZALE. CCLCRADC ~ ~419 -2=- 3:E *A >,1.,r :*- 8:623 The addition will comply with the "City of Aspen Residential Design Standards" in the following 21 Z' 719 #,1 / ,,rz 1 4 ' : 6/97 ways: ~ To Maroor Lake 1 1 31:* ,<7 ) ),i 4*,0 1:3- i~~+~ 1 2.21 2 61 LK; --*LÂ·ff / - Addition ofa one-story efement facing the street 4# 40 ---of:-2- Â¢ j Aspen ''li-*~7* *flf-: J cart & K a zi Zeisler Add tic, - Increase building mass in "Build to Lines" . 4~~'*â€¢Pup & g 11 < G'744~,â€¢4-484:/ 21 ' 425 N:-41 2,id. ST:21: S., r o ta ..Â·4 27--4 Ascen, West 13 4/ w ' 1 Cc:cracc 7. '44ttupr 3:911 < .-F L- 1 \r cr-wing: ;ssce i : cree. * . y.Â·3 9 1999 A- 1 .. -0- - -5*-, 140 50'-+44 *le loc. 0 1-Il-- ---=04- . 1 -- - ~Crh*Lopp 07% S.='r FAKQI NO --- *0< WN ir I =-2~ - 151 -O'~ I<Ea/D<*t. YAF:12 FeerÂ©*CE LIU 85 -~ 2 --Hi,Â·rocic StÂ«L.M.MU KE l ,- -- / -14-|6 Acu rriN - -7 u 5316_12&0!Kep Â»-1 1 1 -1 - 7 li F -=X *FIJCE,2-5.â„¢64 1 1 z-1 ---- /..."IxililijizilliE~Trill - 1 1 !:i i 1 1 1 Iii till 1 ... 1, 1-- Il -- 0- --&- i: , - i: :t: 1 ~6- - 2_02/JC.8 _1601/8 61Â·~i 21\x 1 1 i i 11 1 =0 1 --litÂ·lkIKEW. AFÂ»q-iol 1 =0 1 1 4 1 , 1/ 1 1 1 jit E - /1 21 1 1 1 1 li 0 I X I zo i.1 1-r-A ~ . K; 1 -3 1 1 1 7-If 1 1 1 1 -1 / . iÂ· 1 1 1 .1 r 2 1 1 7 Â· 1 I t ~~- li f V" FTTn--1- -fi 1 11 I i -?f- .c i i i~~-. _ 4- 5- :1 3 rA~.i-r *Ti i ... 0 /' h - 1 1 2.-* . ~ ?*Â·zju-34*~AE.-4 1 N - ----- - pesoep ope.Ki - lA : f;Â·iff: j 1 I._-2 1 4 \1 1 - l 1 - 11!1/1.1.-i PEDERSEN 1 - PE l il Â·.,0 1 1 \3 -1 1 1 ARCHITECTURAL DESIGN , i 1 . - 222 MAtNSTREET J CARBON D A L E, COLORADO 2[22_#Age KIN- *i g -A6<-5 : 8 1 6 2 3 (970) - 704 - 0243 i W. 1 4' 50 I.-41';-Eâ€ž 1 00'. 04 k PROP 2.~MY L,6127 - Joan & Karl Zeisler Additio~ 426 North 2nd. Street Aspen, Colorado 81611 br , m Existing 1 Drawing: I Issue: Sheet * 1 6 1 _20 E _. _P L.._ A-_.61 _ . + 27(011=11-0 -11 1 J ---I#- - 142_Â·â‚¬.4-131-91. Ls/U. .0-9. ___ !1 4--0â€ž 67~25.-r PeÂ»-1 6 Gur &)13 - I 1 L HI Â«ro el O ,910 6 A-og I '7'I OU . L U 4 I./ 2- . --1 - =r- UNI fr 5 -3,2- :NPLe,k -1.1 Wk! I1--1 0 + 23,pus*, 1 9,11% -lf=--- se:r,Ack w Ce zo, ....Ill-/.0 ---0/I-- I..lill I.-Ill.- .Il D -31 ..31 l 1 1 141-23-125620 41:76,1,---91 1- - *.I--- *--- .-' %>le '55-7-1- v â€¢ '41=. 1! .~ 17,, bITE- .A - :! i -tulâ‚¬2*127-5;-02 --*i ' - 1 1 1 r Y*_52Â»cK- u Wr~f~ 1 1- -Ill .Il -- '' ril 1 XL- .. 1 JF:au Cal-LINE- ----j 1\1 1, i'. 9 li 1 1 1 SE!1-2,+CK. 1 1.0 ly ' 1 1 1 U 'OUNKER -PAn 2-~ . ~ \ 1 1 -1 ---1 . 3:: 1 ----1 1 .. I ;~ ; t~1~!/1 ' -1 1 I 5: i i i~lie / y i r 4 .1 1 -7 -7 -it 2- I 1. : : 1.It 1 ' p 1 1 - >1 1 1-------Â» - -- -1--#. 1 1 .Iii-li /1 01 9 ti 10 4> ' ' f -I b r 1 4-i .p , 1 VII 1 1 Vil 7-722222; or'EN:l-- - - La I '1'1\ 1 1 1 1 9 FACE--- -- --- i i 1 K'61.--/'' M,=.2--t b? 1 0!Z ----~2 , 1 1 - " 1 / I -' -,-411.-2 2... -E~- -1 - 4-*VILLI 1 1 i 1 1 \1 1 1 914\ 114'Ill-62% - , . 14 ~:I.:...=....:..'IM'Mi...10"'jing 7 FE@ir -71 1--- 17-*RZE < '222 MAIN STREET -:--12.~1.r.1 94, 1 1 . CARBONDALE, COLORADO 1311- pe-4-r---i(*2 -0] k 1- 8 '1 6 2 3 1,12 3 (970) - 704 -0243 9 19- 190 50' - 49 " E , -'- -le@~ -Loi - Ij 7 J 4 +091 -riou k ~ Joan & Kari Zeisler Additior, 1 426 North 2nd. Street Aspen. Ccicraco /1-1 - Proposed 81611 1 Drawing: Issue: Sheet Â¢ 'tqi'' 1L 5-1-Il-LET__-E- 12_ L 1 42 - r'' , 1 i / â€¢Â·:- 9 :999 A -1 ... KI, 150 09' Il"W 90 0' -tl i 1 - DMECH-_.3-5*whlogi i 1. -. S-1 1 . 1 .-r 1. 1 &601047- O 0_-< . . 4,0 4 ' ll r I. - .'*,44. 4 1 ... '4"- 134 ...Ii- I. Â· : -- 9 PEDERSEN ARCHITECTURAL DESIGN - 222 MAIN STREET CARBONDALE. COLORADO 81623 (970) -704 -0243 Jcan & Kari Zeisler Additi~ 1- 11 1. 11 426 North 2:Id. Street B A 5 8 /6 6 k] 7 P- L 6 14 Â£ A .=.1-0' Ascen. Calcrado Existing 81611 Crawing: Issue: Sheet * - EX 3 - . r - 1rt - - -140 1 0 4 7 --1 .. . I , , I .., - . I . . . I.-1 . 1:-- . . - 1 2 1. 1 1 1 - ; 1 n U - - -. - . 1 *..6.. - . 1 - -- , - I - , - ... 3 0 0.4. 0 - : 36X 1 9-i l U r 49<- o wr WALL y tx 4 WO L L. / I 5 4% - 7 4'T.40 4 0 1 64 0.2., Â© ArCP ,<- !1 4 - 1)21 ?544A1-I,OQ- -- ----_ - ZE bl - V.-- 2 2-9 F â€ž . 41-ATEW POWN %*;rle U - 6 2.8- -*- *f----b ..1 -ST* 4 6Ttl g.84- 0 2.16/ thi e 5 //// . C lk/- : 1 - 1 / . .- ..2. I .l- 4. I PEDERSEN Â«3 1 - -- . I . . I . .. 1 N. 2 1 , ARCHITECTURAL DESIGN 222"~ 1 40 1 1 1 r -- 41 222 MAINSTREET _1_ I , 0 0 - --Ne.Wto:-cr :.~ ~ CAR S O N O A LE, 1C OLC R AO C - 8;623 ! 1: 33 ' ~ (970> - 704 -0243 . L 2- 67-0,<AGe. 44, ~- 1 4 - ' ~' -1 Â· Joan & Kari Zeisler Additic, Proposed 1 I, Â· 425 Ncrth 2rtd S:reet E> A 6 5. A E. U T .4.11 2 1 1 1 Aspen, 1% Ccicrado . r 2 0+11 1 1- 1 --0 11 . .1 ../ I. I 1 81611 1 11 - Crawing: 1 sle: - 13'- 14 Choir - A" 0 0 1359 A-33 ''ll,A./bot.. . 0 - -- -4-- 11 .....0 , , 11 1 , _# 1- T' L A...51.1 1 1 4--4.-62 4--N 60 LI VIKI 6 11'le" 4,/i. 1 . -- 't% -r Yl liif' 72_K I S 6, E -4 3(j / t. It 1.1 ----. - . 4Fb , -- - .1, 6 P . .1 ArL 1 4 -- T i . -...i- 4 i 1 41 ~. . ~ F E D EASEN 1 1 " Â· ARCHITECTURAL DESIGN I rk i 1 -9%/ 1 222 MAIN STREET 1 1 214 - . CARBONDALE, COLORADO 1 7 0 - 81623 (970)-704-0243 Joan & Kari Zeisler Additi~ - / \ u- 0- . - 426 North 2nd. Street ..Ill. Aspen. 11 Â·: - 'i MAI KI LE V e. L_ FLA NI. a yl 1 colorado 81611 Existing Drawing: Issue: Sheet # 1 E>< 4 10 1 - -7 . - 1 1 t 1 1 2*f-[-71 1-0 k.5-JJ - f T 1 , :*44Nm. L I ViNd 6 /'' 1 ..10 -r - 0.. t!56,Â©- I.Ill- -Ill.-- -i--.I 9Â·, ti/,,r ''*556, -59:f , - '4 4 f I \,Â· ,,;,j ~ff :f --492>42 It 1 - ' Aw-jzoo F L I hi e 9- 5 - 4 r %, 1 '77- ~ / /Xe -- 2-15-- -7- 7- - 1 --iroofr Â©62- 4 - th **~, #. --/-1- * itt- -/ 0/ i 4 4- ..>-5 ra P 50 WhI - f \Il , / \ /74*3*2\***1&9, t. 1 - 44-Â©1- 41 - p. ' / 9Â§10 i 1 -- . \ 1 $-- C i / r . 1 ' '*svj ~ i~~ ~ f- 1 It] ~z 222 MAIN STR EE- 9 - _2==pt 1 -~ 3,RO CA,~sONDALE. CCLCRADC .1. JO- -4 g 11) b 81623 1 1 .. / //// . 1--al i < (972)-70-1 - C243 Proposed - - i :11 -EL' - 7 - i.4 ' b 22 Joan & Kari Zeisier Additi c'n /1 -- 1 431 425 t'.:,11 61' 66. S.ree' 1 * P'.3 I f f, 41 - ... 9- -1 1 . 4.24 2.\*1:11.- L,4.. 4. p Aspen, 1 21 .A .. 1 KI E V =- - 1--- 1 .4 ..4-, .49Â» Calcradc 1 Â·Â· 'i' tÂ· '- 2 - h 9 - 27 j- - 'V -,- 1 8 1 6 11 'f. F.LANI r =1 - ./7/re\ T- i \.2/--~fb------'---~~- f54 2/ 1 1 1 ,1, -- -- - -/ 7 -2 -~ CraÂ·Mcg: Issue: 4..... 4 1 1 - 7 L .41- Od / 02 - 1 9. " 1..,t A- 4. -1 L___t_ 1 1 . 1 FL , 4 4 . a . . 1 1 / UL i - l - . LA,u -1 '*&22222~12224 1 1 1 - -- 1 m=======1? CZES 117 Â»t . - Il.--I----Ii--*Il-I--I..-Il-- - 4- , 1 ., - ijlit,i _I % 2/ - A illi 'i il Iii: 1 - 1 Â« ---~ --i--I---I-I--I.-I- ---.-I..---- VALV /51 - ------ - - -- - L GuOux,0.-4-b -23id=-~ . 1 - , , - I - .. D -i- :. - . I Â·t : . ./ - I. . 9 . . I ./ 11 . .- 1 =:ft -I - - I .1 - 1 1: 1 11 222 MAINSTREET 11 1 11 CA RBONDALE, COLORADO 81623 = 11 1 11 1-- -----t- Li [ ' 111 : L - (970)-704-0243 L- -4 11 Joan & Karl Zeisler Additio 426 North 2nd. Street - LI.- Ill-- - -6 Aspen, Colorado 8 1 6 11 1 W- JE--36 1-- -- B JILI T EEL --------r~-i LIT- - . 0 -..K~ _31"IER -_222-.311-Je 4/l= 1,-01 Drawing: ~ Issue: Sheet # Existing ... - -. LAL'i j j --- t 1 1 1 4-6.4 --*-- C- --- --Â© 20/ wi ~1 20Ne I - - . I YI.I--- 1 . ./- â€ž2*;C'~; SNÂ· INGUES -rD MAa-C+1 1 1 - I-- Exam>Je __- - ' - -DEZO<Ariva e*tus-lueT-27 . Â· ! -~T-Â¢14---~: rfirt Ul,b - - - - N. J 1 4~3129..will. Â°5: --J: @ r _iiETT-I.-laiff)/i/- 4 f \ , , I if~/~. 4 ~- 'Â· -r-1-- - 6(21 46_Â¢- TKPArD,MASCA 'El ....t.L.' 2 --24-41 1 1 1& . , /L ---1 - 124 4 .1 1 1 1 E--4 , It==23 - 11 1 L___._..___LIZIEN - 1 1 i tthe*-0, - \ -4 --- 2 LUCZIf'EÂ·]05EL!43 -Â»i-IML..%< 64577 -. 0 4 11 li 111 . 41.1.141.â‚¬1 79'64, 1. a,url,~U titÂ·1 , 7121 1 ~i &1+27,<ja.8.4 - 111 11 lilli-4 1 '9*ZE] HZ*89 *9 +Aff-AN :~=4Â»1107. , 1-.f 1=-1 . r-r -râ‚¬ .v -7-.- -1 11 1 ' I 11 I -4 - I. I .f [E--711 , , ~ ~L CE,i ~ 2 ; . -- .. - e H .. 4 -- .....1 - ., 12===E=z~:E '-t- +L / . r i â€¢ 11 1 222 MAIN STREET 1 1.[ 11 11 I CARBO NDALE, COLORADC 1- - | 8 1 6 2 3 ' A. al I - (970) -704 -0243 1 4,1- ------- 1 ..34\ 11 Jcan & Karl Zeisler Additic ~ 425 Nor:h 2 rt d. Street --- ~-- -i- Ascen, 'l 1 Cctcrado I i:-6---6-TELLI~2122-E-T----6-I-.-.4.,~2-2.22--------mir.-FLFB.22aZI-7 81611 Proposed Crawirky Issue ~ St.ee[ # | 41 2 2 13 14 ~ A. 6 ... --- lili F I . . . 1 , j 4, .1 - 1 - I Â» p \ I I - / r 1 -Â· 0 . WV - - _ZI t \ 1.1 - - '1 -------- 0 11 . 1 1 -41- I I. 1 1./.& . - - -2*Eve 1 -Oil 1 ,. .. 1 Ill 9 1 1 -1- 1 1 1 1 1 222 MAINSTREET lili CARBONDALE, COLORADO L= 11 1 - - 81623 - ---- -r-----2-- +1- - - ---1- ----- --- . 44 *-6 ; j (970)-704-0243 E 9---- ---__ -1 I- -- -- 0---I- --- -- Joan & Karl Zeisler Addition /1 #-- 1- O 10.---- ~-"741~ f -C'| -- 4 26 North 2nd. Street ~ ~ 5 - --0 - - U T W---- . E L EE V A 1 Aspen, Colorado Existing 81611 ~ Drawing: Issue: | Sheet # 0 1 1 ..... 1 1 52" 1 977 U g - 1 .DA>L . fal 1 - -r - ---- -- - - L/ -- ---- - . 1 11 1 1 1 --- 11 1-15, 1 1 1 111 Ill It. J */6872(71 FAL- t ~ 1 1 1 -PiCIELF# 047 - ----1 '1 11, /- 1 11 1 1 -git P ALR U~<-ESÂ·T-,2 20 47-Zi*-'a ; : i LL; 3 1 111. 1 - *-Vt--L-7. Ht / , - -I--i.- z'ECA-*SLCZLEIG:,-TZ:p--8AACE-* ' 1 - 0.9 . . 1 , J 1 Â· , 1 -- 1 1 1 -' t--==-1 - 1 Ir--11 -,1 /11 1 r - I 89.464225.70 -,VA-ZZ-*z EX 1476. 1 - Il Ok ~ Â· . I ' 1 -t 1 <0 -\AL =======1 1 O 'i 1 3 tzzl--u=41 ---1 1/ 2-Ezzz[ 1 A I -- 9 --4 =7-1 Ii-, A 11 1 C......lit. i r*--U -~ (2~,44 03/t*4 PlÂ»&=Cal- -v----------------- 4 112 ~ .- ..7-1 \, \ ~- . WOJ 0-,4 2 - turl ZIZE=zz=Ezz, ' 4. & UNL.- '~ EZEZZIZEZZL-___2 . AL.+2~=r-,ETS-T--C- â€¢ I 1 -. < - i i /13/-) - 'OIl L_____. - -/'- r e,Effs~/VIE*AL.--*.FEE&<F--- . 1 1 94-14.- -- I - I - 0. , 1 --1 ./. t . 1 - I 1 1 , 1 1 1 1 1 1 1 1 1 1 1 222 MAIN STREET 1 1 1 Â· --CO ELAS CA R BO N D A LE, COLORADO 1 1 1 1 - -- 8 1 6 2 3 -/.3-/f - -- ---- -- Il.-.0 -Ill- 1 ---I-ii -- (970)-704-0243 r- Joan & Karl Zeisler Addition 426 North 2nd Street Proposed Aspen. Colorado 81611 Drawing: Issue- Sheet $ . - 1.41~ -r==ZE=ZIZZ~ - --I. - L --------- --. -- 0-1 - n.... * -------- 4-=r----- --1-- > -- --- - 0 1 2' . - - .- , RoLS /1 ' , 1. / /1 , I 42 1 1 -. . i .- - - 1 -. . 0 1 1 1. - /1.1 - 1:= ' - 1 V. L 1 y -1 - - t 1 1- I , ..$--.'.; - 1 & 9. . k - - I I - 6 1/. ..1 . . I. . _ , I . I ...46 -.W'960 1 -:9'â‚¬ -4Â·-Â·041 r 4. . I - . 222 MAIN STREET CARBONDALE, COLORADO I ..1 9,2 8 1 6 2 3 (970) -704 -0243 - Joan & Karl Zeisler Ade~ '~~_ -Ik[-,2--K- -1 ZEDLEIFT-/--3 CrE J-v- 5 70 --CO Aspen, 426 Ncrth 2nd. Street - ZEJ-KE[TE 1 ...7- N ...2.---- --- Calcrado 81611 Drawing: Issue: | Sheet # 1 - 1 #,7 4 - .- -----Im-*---M ---1 i : , \ -- , 4 .*U -- -,-1 ......... 1-, h - 1 I #. R f 2, - M 11 1 1/ i-\ ~i~U-- IN T-Nlit 32 - 1. 7 - 11151-z. 6-~.--4. 1 1 1 \4~ 1 1 - 16Â« ill. 11 - \1 tE~TUrn ' 1 *74 1. - I t=t,--r- t.--Â£-Â· Â· 1 ~i: --* I I 1 I , 1 . Â£5f-- Â· - .,4 Â· 1 1 1 . ... ~, 1 4.~ . --- 'll/#......................../............95& I /:it 1-2--- - 71 222 MAQNSTREET 1 ! - CARBONDALE, COLCRAOC ~ 1 2 - 31523 (9703 -704 -0243 Jcan & Kari Zeisler Additi.,. _1_ LECIALLSL-S-1-_E._12 E */ A-r- -7- h] 2-041 =-6-01 426 North 2nd. S:-se: Ascen, IEEK -1 b_ 7-- [- XI D_.. _ -__-- CcicraÂ¢c Â£ 9 : 6 11 , issue ----. --- Crawing. C.4.0. : ... E. X 33 $ d, .iA ' '. i~, .,- , ' 41 3 1 MEMORANDUM 0 TO: Aspen Historic Preservation Commission TIIRU: JoyltZIn,oDe'puCTZ43;2127 Director , / ' FROM: Amy Guthrie, Historic Preservation Officer RE: 406 E. Hopkins Avenue- amendments to final, "Residential Design Standards" variance DATE: September 8, 1999 SUMMARY: Three amendments were recently presented to the project monitors for the Isis Theater. The changes affect the free market unit on top of the theater, and include new windows and an observation deck. Staff and the monitors were not willing to approve the changes without a referral to the rest of the board. PROJECT REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks must meet all four Development Review 0 Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District * or itÂ· adjacent to an Historic Landmark. For Historic Landmarks where proposed developmdht would extend into frditi iard, 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). Response: Two windows are proposed to be added on the north side of the free market unit, facing the deed restricted units. These windows will not be visible from the street and staff has no concerns with them. New transom windows are proposed to run along the south elevation of the apartment. The 9 transom windows would require a variance from the "Residential Design Standards" since 1 they fall into the 9'-12' "no window zone." Each time that additional windows have been proposed for this unit, HPC has been concerned with light spillage and avoiding having the unit be a lit up box on top of the historic theater. For this reason staff is not in support of the transoms. The third item requested is a rooftop observation deck. The deck will require a railing around it and will therefore be visible from the street. Staff is not in support of adding additional elements to the rooftop units, which are supposed to be secondary to the theater and as low in profile as possible. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Most rooftop development that has been allowed on top of historic buildings in town has been well screened from the street. The rooftop apartments on this project have fairly high visibility and staff does not support further changes to that effect. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal does not affect the building's importance as a historic 19th century commercial building and early 20th century theater. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The transom windows and rooftop deck are competitive and detract from the architectural character of the historic building. -3,1. RESIDE1'COAL DESIGN STANDARDS /4 . ...Ak.'' All residential development in the City of Aspen requiring a building permit from the City of Aspen, except for residential development within the R-15B zone district, shall comply with the residential design standards as specified in by the Administrative Checklist unless otherwise granted a variance by the Design Review Appeal Board as established in Chapter 26.222 or unless granted a variance through some other required review process by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission. The project is in violation ofthe standard relating to windows. Windows a. Street facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from , the first landing if one exists. A transom window above the main entry is exempt 0 from this standard. All street facing areas with an exterior expression of plate height greater than ten (10) feet shall be counted as two (2) square feet for each one(1) square foot of floor area. Exterior expressions shall be defined as fafade penetrations between nine (9) and twelve (12) feet above the level of finished noor. Response: In order to grant a variance from the "Residential Design Standards," the HPC must find that the proposal: a) yields greater compliance with the goals of the Aspen Area Community Plan; b) more effectively addresses the issue or problem a given standard or provision responds to; or c) be clearly necessary for reasons of fairness related to unusual site specific constraints. Staff finds that the transom windows do not meet any of these qualifications. ALTERNATIVES: The HPC may consider any ofthe following alternatives: 0 â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. . â€¢ -~Table action to allow the...applicant further time for restudy. (Specific recomthendations should be off@ked.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDED MOTION: "I move to approve the new windows on the north side of the free market unit as proposed, and to deny the request for transom windows, a o "Residential Design Standards" variance, and the rooftop deck." 0 i MEMORANDUM *10 CHARLES CUNNIFFE ARCHITECTS IMA 610 E. HYMAN, ASPEN, CO 81611 970/925-5590 970/920-4557 FAX ARCHITECTURE ~ PLANNING INTERIORS TO: Amy Guthrie, HPC FROM: Geoffrey Lester DATE: August 3, 1999 PROJECT: Isis Theater JOB NO.: 9841 REGARDING: Free Market Unit Window Additions / Roof Mounted Observation Deck NOTES: Amy, On behalf of the Isis Free Market Unit Owner, attached are drawings for several additions to the Isis Penthouse for HPC consideration: 1. Two (2) north side operable casement windows at the secondary bedrooms. (Unseen from the street.) 2. At the south facade, the addition of fixed transom windows above the glass opening wall. The Owner requested these windows to maximize his view of Aspen Mountain from within the unit. Currently, his low view is cut off by the tall existing Isis parapet and his high view is cut off by the 8'-6" head height of the current doors and windows. 3. Roof mounted observation deck located on the southeast comer of the Penthouse. 0 We appreciate your consideration of these recent addition requests. Let me know if we will have to present any of these items formally to the HPC committee. ...2,4. trte- ... ........,. ... INDF Fed A-ret> 0Â£6â‚¬A#TO~J IFEÂ« 1 2-11- 1 - 41 1 A- E-~ m -07 ---722112-I. 4 -~ - 1- = r I IliER-***==52 Il 0 ELI [Ll -~ - r. 1 1* _<ZIL 34I---& abb!,6.54:i .1. T I 'l 141+&11:ttlqt~ 1- 4 1 214.... 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By maiinotice,acopy of which is attached hereto, by first:Eliss, postage prepaid U.S. Mail to all ownersofpropeRy=wit~1~ree hundred (300) feet of the subject property, as indicated on the attached list. on the day--of<-~ , 199_ (which is _ dayso.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 Srol Flue 00 from the day of 4â‚¬FT. , 1991. (Must be posted for at least te*444) full days before the hearing date). 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