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Home My WebLink Aboutagenda.hpc.19990623AGENDA ASPEN HISTORIC PRESERVATION COMMISSION June 23, 1999 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS 5:00 I. Roll call and approval of May 12th and May 26th, 1999 minutes. II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS ~:05 A. DEPP newspaper rack design A O-AW--1/2.ele- 5:15 (24 4 B. 315 E. Hyman, Su Casa - Minor Development/Mawy,ti h..i~j 0, 0 Â© 5:20~1 31~ C. 121 N. Fifth St. - Historic Landmark Lot Split - Conceptual HPC Review, Partial Demolition, Variances, Public I#aring (All to be continued except the Alot Split and variances until July 14, 1999) M.60*Â¥44 n - kke, 4, 6-1 - 0 K- 5:25 D. 332 W. Main Str*et r Minor review and variances - public hearing 6:05 ~ses E. 240 Lake Avenue - Remediation plan 6:35 F. 330 Lake Avenue - Worksession 7:05 G. Adjourn 0 PROJECT MONITORING _ :r 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 Suzannah Reid 406 E. Hopkins- ISIS 702 -W:-M@*Â¤!Gir5Â¤Ir 117 N. 6th St. - Coulter 414 N. First- POLE Mary Hirsch 420 W. Francis Street- Halperin 930 King- NPJ 920 W. Hallam-Guthrie ~ffrey Halferty 234 W. Francis- Mullin 414 N. First- POLE 920 W. Hallam- Guthrie 240 Lake Ave.- Greenberg 101-105 E. Hallam (not active) Heidi Friedland 420 W. Francis 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 Maureen McDonald 920 E. Hyman - Veronika Inc. 214 E. Bleeker Brumder CONCEPTUAL APPROVALS WEI[CH HAVE NOT GONE TO FINAL: 34 W. Hallam (Poppie's), expires April 26,2000 123 W. Francis, Lot B (Vickery), expires May 12,2000 214 E. Bleeker Street, new out building expires August 12, 1999 920 W. Hallam Street, expires August 12, 1999 735 W. Bleeker old house expires Oct. 14, 1999 ASPEN HISTORIC PRESERVATION COMMISSION RESOLUTIONS 1999 1. 117 n. 6TH St. - Coulter 2. 920 E. Hyman Ave. Lot N Block 32 3. 435 W. Main St. Lot A-I Block 38 4. 930 King St. 5. 920 E. Hyman 6. 735 W. Bleeker 7. 234 W. Francis 8. 205 S. Mill 9. 210 S. Galena .ISIS 406 E. Hopkins .234 W. Francis 12.234 W. Francis 13.424 E. Cooper Ave. 14.234 W. Francis (Mullins) 15.DEPP 16.834 W. Hallam 17.2 Williams way 18.531 E. Cooper 19.134 W. Bleeker 20.450 S. Galena 21.710 N. Third St. 22.234 W. Francis St. 23.123 W. Francis 24.312 E. Hyman 25.930 King Street 26.117 N. Sixth 27.234 W. Francis .520 E. Durant St. .308 N. First Street 30.240 Lake Ave. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director ~~~"-' 1j FROM: Amy Guthrie, Historic Preservation Officer RE: DEPP- newspaper box enclosures DATE: June 23, 1999 On April 7, 1999, HPC reviewed and approved the plans for Phase 1 of the Downtown Enhancement and Pedestrian Plan. Phase 1 affects Mill Street from Main Street to E. Hyman Avenue, and E. Hyman Avenue from Mill Street to Monarch Street. The plans presented to HPC included replacement of street trees, new sidewalks, and streetfurniture such as benches and bicycle racks. The plan also called for an improvement in the appearance of newspaper boxes. As part of the DEPP, the newspapers will be placed in identical boxes, rather than the assortment of color and styles of boxes that currently exist. A railing is to surround the group of boxes on three sides, to tie in with other railings that will be used in the project area. The railing and boxes approved by HPC are represented in the attached drawing. The Commercial Core and Lodging Commission, who oversee use of public spaces in the downtown, are concerned that the boxes could have posters attached to them or be otherwise vandalized and that this would be visible through the railing. They would like the City to consider using a brick wall rather than the leaning rail around the boxes. Staff does not recommend that brick be used. The railing around the newspaper boxes should be a different material than the sidewalks and surrounding buildings, and should be compatible with the rest of the street furniture. .e C ... *40 . 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D. 4-MG~ t TZ- 83 EXHIBIT 1 693-79 - MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Direc Joyce 0hlson, Deputy Planning Director JAC) FROM: Amy Guthrie, Historic Preservation Officer RE: 315 E. Hyman Avenue- minor review DATE: June 23, 1999 SUMMARY: The applicant, Su Casa, requests HPC approval to alter existing window and door openings in their office space, which is located below street level. The subject building is not historic but is located within the Commercial Core Historic District. APPLICANT: Eric Casper, represented by Aspen Design Works. LOCATION: 315 E. Hyman Avenue. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, 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: As represented in the attached drawings, the applicant requests HPC approval to alter door and window openings on the west and north walls of the existing Su Casa office space, which is located right at the bottom of the stairs into the courtyard, on the left. Staff has no concerns with the proposal. 0 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed development is located below grade as part of an internal courtyard. There is no impact on the character of the neighborhood. 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 will not affect the historic significance of any building. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposed development does not affect the architectural character or integrity of any historic structure. 0 ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development 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 Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the minor development application for 315 E. Hyman Avenue as proposed." Exhibits: Resolution No. , Series of 1999 A. Staff memo dated June 23, 1999. B. Application. 0 En APPLICANT: Eric Casper (represented by Aspen Design Works) LOCATION: 315 E. Hyman ACTION: Minor Review All development in an "H," Historic Overlay District, or de*elopment involving a historic landmark must meet aujour Development Review Standards found in Section 26.72.010(D) of the 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 v: .,ces 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 of the neighborhood of the parcel proposed for development. Standard 3: The propose ivelopment enhances or does not detract from the historic significance of di. nated 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. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT TO ALTER DOORS AND WINDOWS LOCATED AT SU CASA, 315 E. HYMAN AVENUE, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WIIEREAS, the applicant, Eric Casper, represented by Aspen Design Works, has requested minor development approval for Su Casa, located at 315 E. Hyman Avenue, City and Townsite of Aspen. The property is located in the Commercial Core Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing 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. 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 or detract from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated June 23, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval without conditions; and WIIEREAS, at their regular meeting on June 23, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application without conditions by a vote of _ to _. NOW, THEREFORE, BE IT RESOLVED: 0 That minor development to alter doors and windows at 315 E. Hyman Avenue, Su Casa, be approved as submitted. APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of June, 1999. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: 0 Kathy Strickland, Chief Deputy Clerk 0 ATTACHMENT 1 LAND USE APPLICATION FORM 1. project name .E 0 12< &*; LO [/Ff> 2. Project location, 3/1 e. ttp- AVE j A~pe#*LD KIAN (indicate street address, lot and block number or metes and bounds description) ff. 3. Present zoning L.t, 4. Lot size 14~4 A 5. Applicant's name, address and phone number DFID ( AMPFr 25!C r. Hy I#*, 1 144 - 14%& 6. Representative's name, address, and phone number Aspea Dkqv~ M/0/24- pr) 80% 8757 Aâ‚¬pm j & 216 11- 163 -fl40 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 - Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption - Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft, number of bedrooms, any previous approvals granted to the property) #.0#DY. 1 /00 52!: fÂ¥- lf' Offke lope Spir-e 9. Description of development application 10 Have you completed and attached the following? < Attachment 1 - Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachment 4 Ed/44 6 llllllli 4 hl: 4 -224-Â» Â«314 'cuFfÂ·32/3914.-~<I lim L 42 Cr .7-r .kitzi' - Subject Parcel Location Aepert, CO 81611 49246*=c, 315 Eaet Hyman Ave Hyman Avenue Lower Level 0 0 1 lEE I -Mairl Street 11- Attachment 3: Applicant: Eric Casper 315 E Hyman Ave Aspen, CO 81611 970 920 1488 2 June, 1999 Authorized Representative: Aspen Design Works inc, PO Box 3757 Aspen, CO 81612, 970-963-8160, is authorized to act on my behalf in reference tothe Eric's Bar Lounge project at 315 E Hyman Ave, Aspen, CO 81611. Eric Casper 1*IM 0 Attachment 4: Written Description West Elevation: Proposed changes include replacing two existing windows with one large picture window and replacing an existing door. Brick and stucco work would be consistent with existing conditions. North Elevation: Proposed changes include replacing two mushroom shaped windows with a large picture window and the addition of aluminum framed bi-folding doors with a 17" side-light. Brickwork would be consistent with existing conditions. 0 0 Existing upper level handrail t A 11 322\ 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 u 11 E : lf-) Â· ~ ~~ .,1 = A ./ .2 Â£0 g : // . & M 9 0 // : /%/i, ' 4, i:+ 1 : ...r' Â·t // Existine Mci<work , . .+i /0 - , :! i // ,... ~ windowe ~~7" ~ +.~~t;* /<5/ '' V / /1 - cxleting painted stucco surface // , .. /5. /553 . . --/ - j N--0 Exieting SU CASA courtyard ---Â·+ :1 - : . I. . - -~ i : Existing etaire up to etreet level 1- 03 --- -1'-1'-11~' 6,-1025' 7'-A# 3'-8# L 7 15'-10Â° 4 - . 0 EXTEKIOK ELEVATION Weet Exieting Conditions 3/8=1'0" 66/OE/5 glea udde 88t,I-0Z6 11918 0 31!Ulls,eJ auoqdalai 330[Old Existing upper level handrail f 1 11 11 11 11 11 11 11 11 11 11 11 11 50 11 11 11 11 - . i r. i 1 9, 11 11 11 11 11 11 11 11 00 0 41 i // // ciSM 4 + 4 : $ : /5/ 5 = 6< New br\ckwork to match g*\sting T Â· \ ,./ ~ 2 92 Structural metal beam 0.1 ,\ //1 W m < b< . 1 // , 1 . . 1 - .. i - i.; /1 -1 W \ , . 1:1 Z Stucco finiah.to mawk mdetine Ct 5/ . 0 .i 1. . ./ i ; ./ \ow'â‚¬ sty\8 0\ass and - // - . .+ + 1 minum storefront -2'-6'-r- Â· . ./4/ .: 2% i * i . , i 1 i + ~-2 * A. QÂ· ~53,# '- Existin0 SU CASA cournyard ---Â·. - / . + '2 : r-~ Exieting etaire up to street level /~ T - 0'-4" 4,-6' 3' 15'-10' EXTEKIOK ELEVATION West Froposed conditione 3/8=1'0" 66/OE/5 Neo udde 11918 o 01!tuls,eJ auoqdalal Â·Aq UMelp 970~963~8I60 970~963~6145 .. 0 0 go 11 11 = 11 11 Existing upper level handrail 11 11 11 11 / =9 ,; W M 4 11 11 - A . 11 11. ' 13 .Ed cu 5 9 d 6 1,1 2 0 W Zi<R i i ' i i ! i : 1 : 1 : i - Exietine brick facade w 4 11! / 0 7. - -I- , , 0 , Â· Â·: ! 1.:=/~ 6 - a +i:+Â· - VO Exietine WInd We ~ f /~~~ windows 1 0 1/ - - - M - Exiating etaire up to - street level beyond i s.â€žiii!Â·: ,{ I Â·lili -h. i;' 4 ./ ---1 ,-1 . 5'-7~' 2'-234' , 5'-7~' 1 r 01-6 1 9,-94' m 0 EXTERIOK ELEVATION North Exieting Conditions 3/8 =1 '0" 66/OE/5 -a udde 11918 00 01!ulls,e, auoqdele: 4 014'VII I :Aq upte,p 517[9~Â£96~OZ6 O9I8~E96~OZ6 . 0 0 11 11 11 11 Exiating upper level handrail 0 11 11 al Il /7 I ] 11 11 , 11Â· k M a. 6 / . 14 5tructural metal hearn u '. ' . t 0 1 0 . 1/ 0 - Existing stairs up to ,- New leâ€¢v "d' 016,16 liaae and aluminum New low'6' type gla90 and / 5'-1' etrect level beyond tame bi-fo ding doors aluminum storeft'ont ~~~,~~/ 1 1 f.fut ~ f/' 1 1 All new brick to match 4 existing A 4 . 1'-9' 6' 70-2t r EXTERIOK ELEVATION North Fropoeed Conditions 3/8=1'0" ~ 66/OE/Â§ 01ea :AquA,elp el! il,!soe, euoudaial 517[9~Â£96~OZ6 O9I8 ~ E 96 ~ OZ 6 11Â®4431 0 MEMORANDUM (------J TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Directo* Joyce Ohlson, Deputy Planning Directo~~40 FROM: Amy Guthrie, Historic Preservation Officer RE: 121 N. Fifth Street- Historic Landmark Lot Split, Conceptual Review, Partial Demolition, Variances, PUBLIC IIEARING (Continued from June 9th) DATE: June 23, 1999 SUMMARY: The subject property is a designated historic landmark and contains a house and an outbuilding with two apartments. The application before HPC is for a historic landmark lot split. Although schematic information with regard to future building envelopes and intentions for the renovation of the historic resource are provided, the applicant requires additional time to pursue the design issues, and the public hearing with regard to conceptual and partial demolition review will be continued. 0 HPC reviewed the application on June 9~ in a worksession format to discuss the floor area bonus request and trees on the site, and continued the formal hearing to June 23'd. APPLICANT: Ernie Fyrwald, represented by Mary Holly. (Please note that the project architect has changed from the June 9th meeting.) LOCATION: 121 N. Fifth Street, Lots G, H, and I, Block 24, City and Townsite of Aspen. BACKGROUND: The site in question is a 9,000 square foot lot and currently contains two separate structures. The house was built in approximately 1885-1887 and appears to have had several subsequent remodels. It is one story and approximately 1,166 square feet in size and is used as a single family dwelling. The other structure on the site is a two story building of approximately 1,162 square feet. The date of construction is uncertain. It contains two apartments and causes the property to be non-conforming because no more than two residential units are allowed on 9,000 square foot lot in the R-6 zone district. 0 1 61/1,6 i 4- A PROCESS: The following standards from the Land Use Code apply to and are to be utilized in the review and evaluation of a historic landmark lot split. Staff has provided "responses" to each standard to assist HPC in making findings regarding this application. HISTORIC LANDMARK LOT SPLIT REVIEW STANDARDS: The Historic Landmark Lot Split shall meet the requirements of Section 26.88.030(A)(2) and (5), Section 26.100.050(A)(2)(e), and Section 26.72.010(G). Section 26.88.030(A)(2), Subdivision Exemptions, Lot Split. The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met. a. The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Response: The lot has not been previously subdivided. b. No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). Response: Two lots are created, both of which conform to the minimum lot size requirements of the R-6 zone district. An Accessory Dwelling Unit (ADU) or cash-in- lieu payment will be required for the house on Lot B. An ADU or cash-in-lieu payment will be required on Lot A if more than 50% of the existing single family house is demolished. The applicant may also choose to voluntarily provide an ADU on Lot A. c. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and Response: No previous lot split exemption was granted. d. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Response: The filing of said subdivision plat shall be a condition of this approval. 2 0 e. Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Response: The plat and subdivision exemption agreement shall meet the timing requirements for recordation. f. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split Response: Before development of Lot B, the applicant will be required to remove or deed restrict the two existing apartment units as "Accessory Dwelling Units." g. Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Response: A total of two units will be created, plus the potential for "Accessory Dwelling Units." 0 Section 26.88.030(A)(5), Historic Landmark Lot Split. The following standards must be met: a. The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district. Response: The parcel is 9,000 square feet and is located in the R-6 zone district. b. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Response: The duplex FAR which would have been allowed for the fathering parcel is 4,080 square feet. The applicant proposes to allocate 2,241 square feet to Lot B ("new house") and 2,239 square feet (1,739 square feet, plus a 500 square foot bonus request) to Lot A C'historic house.") Each lot will be 4,500 square feet. These lot sizes and floor areas must be indicated on 0 the plat. 3 c. The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel that contains a historic structure. Response: The applicant requests a 500 square foot floor area bonus. The HPC has established certain criteria for when they would allow a bonus, and must find the following standard, Section 26.72.010.D.1, is met. "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 Indill Program for detached accessory dwelling units pursuant to Section 26.40.090(13)(2). The floor area bonus will only be awarded to projects which make an outstanding preservation effort, for instance by retaining historic outbuildings or by creating breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a Historic Landmark Lot Split may also be appropriate recipients of the bonus. No development application which includes a request for an FAR bonus may be submitted until the applicant has met with HPC in a workshop format to discuss the proposal, prior to design." The application was reviewed in a worksession format on June * to discuss the bonus request and project as a whole. The floor area bonus is being requested as part of the lot split. No detailed representation of architecture is being provided at this time, nor do the lot split regulations require that design be presented. Staff finds that the bonus is warranted given that the lot is 9,000 square feet and is the subject of a Historic Landmark Lot Split. The bonus is an incentive to create two detached houses, which in effect reduces the bulk of any addition made to the historic resource. The existing houses on what will be Lot A are approximately 2,329 square feet, so that the bonus allows at least 100 square feet less than the floor area that is currently seen on that lot. (There are non- historic portions of the existing buildings which could appropriately be demolished.) The site plan indicates setback variances are needed on Lot A (the historic house lot.) Two variances are directly related to the creation of a new lot line and the existing footprint of the house. The west sideyard of the old house will only be 2.7', rather than the 5' required, and the combined sideyard setback on the old house will be 9.7', rather 4 than the 10' required. Staff recommends that a westerly sideyard setback variance of 2.3', and a combined sideyard setback variance of 0.3' be granted, finding that the landmark lot split, which creates two detached houses within the floor area that would be allowed for one large duplex on the site (excluding bonuses), is important to the preservation of the historic resource. The site plan also indicates a building envelope for the new house on Lot B, and a east sideyard setback variance to create a garage and avoid a large tree on the site. This variance cannot be granted by the HPC, who cannot vary dimensional requirements on the parcel that does not contain the historic resource. The applicant may appeal to the Board of Adjustment for the setback variance and staff recommends that HPC support that request in the interest of retaining the tree. The application mentions asking for a waiver of up to 2 of the required parking spaces on Lot B, which can be approved only through Special Review at the Planning and Zoning Commission. Section 26.100.050(A)(2)(e), GMQS Exemption by the Community Development Director, Historic Landmark Lot Split. The construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to section 26.88.030(A)(5) shall be exempted from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings. Response: An exemption by the Community Development Director will be required. Section 26.72.010(G), Historic Landmark Lot Split. The development of all lots created pursuant to section 26.88.030(A)(5) shall be reviewed by HPC at a public hearing. Response: The application before HPC is a noticed public hearing. RECOMMENDED MOTION: "I move to recommend that Council approve the Historic Landmark Lot Split for 121 N. Fifth Street with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: 5 a. Meet the requirements of Section 26.88.040(D)(2)(a) of the Aspen Municipal Code; b. Contain a plat note stating that development of Lot B shall be required to mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c) of the Municipal Code; c. Contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; d. The two lots created by this lot split shall have a total allowable base FAR, on both lots combined, equal to 4,580 square feet of floor area prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). The applicant shall verify with the City Zoning Officer the total allowable FAR on each lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lots A and B, each 4,500 square feet in size. Provided it is found by the Zoning 1-3 1 Officer that no 14#ea reductions are required, the maximum allowable FAR on Lot A will be-***s.f. (including a 500 square foot floor area bonus) and 0 2,241 square feet of floor area on Lot B. The information verified by the City Zoning Officer shall be included on the plat, as a plat note; e. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. f. That Lots A and B are designated historic landmarks and must receive HPC approval for all development in accordance with Section 26.72 of the Municipal Code, as well at Section 26.58, the "Residential Design Standards." 2. As a minimum, the subdivision exemption agreement shall include the elements outlined in Section 26.88.050 of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.88.030(A)(2)(e). 3. Prior to issuance of a Certificate of Occupancy on either lot, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees. 4. All material representations made by the applicant in this application and during public hearings with the HPC and City Council shall be adhered to and shall be considered conditions of approval, unless otherwise amended by HPC or City Council. 6 5. That the construction of a new single-family dwelling on Lot B created through this Historic Landmark Lot Split pursuant to section 26.88.030(A)(5) shall be exempted by the Community Development Director from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings, in accordance with Section 26.100.050(A)(2)(e). 6. The schematic design shown on the site plan presented to HPC is in no way approved or endorsed by the HPC. 7. All information in regard to possible future development on the parcel shall be removed from the site plan prior to review of the historic lot split by City Council. Only the existing structures, proposed lot lines, and existing vegetation shall be represented. In addition, HPC hereby approves a 2.3' west sideyard setback variance and a 0.3' combined sideyard setback variance for Lot A, recommends the Board of Adjustment approve variances needed to avoid the large tree in the southwest corner of Lot B; and moves to continue the public hearing regarding Conceptual and Partial Demolition review for development on the property to July 14,1999." Exhibits: Resolution No. , Series of 1999 Exhibit "A" - Staff memo dated June 23, 1999 Exhibit "B" - Application 7 11 *22 APPLICANT: Ernie Fyrwald (represented by Mary Holly) LOCATION: 121 N. Fifth ACTION: Historic Lot Split and Variances Historic Landmark Lot Split Section 26.88.030(A)(2), Subdivision Exemptions, Lot Split The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the city council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969, and No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption, and A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County Clerk and Recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County Clerk and Recorder. Failure on the part of the applicant to record the plat within one hundred eighty days following approval by the city council shall render the plat invalid and reconsideration of the plat by the city council will be required for a showing of good cause. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Maximum potential buildout for the two parcels created by a lot split shall not exceed three units, which may be composed of a duplex and a single- - Historic I.andmark Lot Split The original parcel shall be a minimum of 9000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. The proposed development meets all dimensional requirements of the underlying zone district HPC variances and bonuses are only permitted on the parcel that contains a historic stucture. I * Attachment 8 EXHIBIL- 0 County of Pitkin } AFFIDAVIT OF NOTICE PURSU } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I, E.-2,-_57,w---1-0 , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners ofproperty within three hundred (300) feet of the subject property, as indicated on the attached list, on the~lay of M.~ , 19931 (which is ZA days prior to the public hearing date of 51.--9,1999 ). 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 2.51lay of M.-1 , 1991, to the 1*?day of 31.t,1., , 199.1. (Must be posted for at least 0 ten (10) f~ days before the hearing date). A photo~ph ofthe posted sign is attached hereto. PO Gllgnatur~~ E..Te- G..1,- .AS) (Attach photograph here) Signed before me this.21*<gy of 31....a_ , 199-1. by â‚¬ grnk, fjrzea.41 - WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: ,-08/k,/4052> Uietary-Miblic 0 al m KASEY S. MICKLER N~ _ NOTARY PUBUC-COLORADO MY COMMISSION EXMRES AUGUST 8,2000 PUBLIC NOTICE 0 RE: 121 N. FIFTH STREET HISTORIC LANDMARK LOT SPLIT NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, July 12, 1999 at a meeting to begin at 5:00 p.m. before the Aspen City Council, City Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Small and Large Fries LLC requesting approval of a proposed Subdivision Exemption for an Historic Landmark Lot Split. The property is located at 121 N. Fifth Street, and is described Lots G, H, and I, Block 24, 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/Rachel Richards, Mayor Aspen City Council Published in the Aspen Times on June 26, 1999 City of Aspen Account 0 0 Public notice 1. General. Prior to a public hearing on a development application, notice shall be provided to the public, pursuant to the terms of this section. Table 6-101 establishes the steps in the development review process at which time notice is to be given. 2. Content of notice. Every notice shall include the name and address of the applicant, the type of development application sought, date, time and place of the hearing, the address and legal description of the subject property if applicable, a summary of the development application under consideration, and identification of the decision-making body conducting the hearing and such other information as may be required to fully apprise the public of the nature of the application. 3. Manner of notice. Every notice shall be given in one or more of the following manners, as specified in Section 26.52.060(ID(4). a. Publication ofnotice. Publication of notice shall be provided by the planning agency at least fifteen (15) days prior to the public hearing through publication in an official paper or a paper of general circulation in the City of Aspen in the legal notice section. The content of the notice shall be that described in Section 26.52.060(E)(2). b. Posting ofnotice. Posting of notice shall be made by the applicant, who shall obtain a copy of the form from the planning agency, which shall be posted at least ten (10) days prior to the public hearing, by posting a sign in a conspicuous place on the property subject to the development application. The sign shall be made of suitable, waterproof materials, shall be not less than twenty-two (22) inches wide and twenty-six (26) inches high, and shall be composed of letters not less than one inch in height. The content ofthe notice shall be that described in Section 26.52.060(E)(2). c. Mailing ofnotice. Mailing ofnotice shall be made by the applicant, who shall obtain a copy of the notice from the planning agency, which shall contain that information described in Section 26.52.060(E)(2). At least ten (10) days prior to the public hearing, notice shall be sent by first class, postage prepaid U.S. mail, or at least five (5) days if sent by hand delivery, to all owners of property within three hundred (300) feet of the property subject to the development application, and at least fifteen (15) days prior to the public hearing, notice shall be sent by first class, postage pre-paid U.S. mail or hand delivery to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet ofthe property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. AARONSON JEFFREY CRAIG ASPEN HISTORICAL SOCIETY AOYAMA TETSUJI MOYAMA AKIKO PO BOX 10131 620 W BLEEKER ST 6105 NE KESWICK DR N CO 81612 ASPEN CO 81611 SEATTLE WA 98105 iIBAILEY RYAN 1994 TRUST 50% ASPEN MTN RESCUE BAUER WALTER F FAMILY TRUST Â« C/O JANUS CAPITAL 630 W MAIN ST 15935 VALLEY VISTA 620 E COOPER ASPEN CO 81611 ENCINO CA 91436 ASPEN CO 81611 BERR LLC CITY OF ASPEN COSCARELLO ROBERT & ELIZABETH 611 W MAIN ST 130 S GALENA ST 515 E LAS OLAS #800 ASPEN CO 81611 ASPEN CO 81611 FT LAUDERDALE FL 33301 COULTER G LYNNIE CUNNINGHAM INVESTMENT CO INC p CROCKETT ANN R TRUSTEE OF THE r PRICE LIVING TRUST PO BOX L3 605 W MAIN ST 10898 MORA DR ASPEN CO 81612 ASPEN CO 81611 i LOS ALTOS HILLS CA 94024 It:, DUNSDON S MICHAELE ' EMERSON LTD d 'DUNSDON S MICHAELE BORKENHAGEN DAVID A SWEENEY C/O f 617 W MAIN ST PO BOX 2225 533 W HALL-AM F ASPEN CO 81611 ASPEN CO 81612 4 ASPEN CO 81611 i TEIN MARC L REVOCABLE TRUST 2 FELD ANNE S FERGUS ELIZABETH DAWSON #1 1700 PACIFIC AVE STE 4100 PO BOX 1515 205 N 6TH ST DALLAS TX 75201 ASPEN CO 81612 ASPEN CO 81611-1103 GOLDRICH MELINDA HALLUM AUGUSTUS F & MARGERY L HAYES MARY E 706 W MAIN ST 608 OLD PLANTATION RD 209 E BLEEKER ST ASPEN CO 81611 b JEKYLL ISLAND GA 31527-0721 ASPEN CO 81611 1 : HENRY KRISTEN i HILLMAN DORA B TRUST HILLMAN TATNALL LEA 525 W HALLAM ST ~ 504 W BLEEKER 504 W BLEEKER ST ASPEN CO 81611-1246 }'ASPEN CO 81611 ASPEN CO 81611 HUNTINGTON TRUST CO NA TRUSTEE ~ ILGEN EILEEN L & JACK D & ELOISE IGLEHART JIM C/O NATIONAL CITY BANK ATTN CE ILGEN IN JOINT TENANCY } 610 W HALLAM ST WIGHTON 518 W MAIN ST 4'ASPEN CO 81611 155 E BROAD ST 5TH FLOOR Â£ 1 ASPEN CO 81611 COLUMBUS OH 43251 IN DEBBIE I KOELLE ALICE KRUIDENIER DAVID & ELIZABETH S OLORADO CORPORATION PO BOX 2871 3409 SOUTHERN HILLS DR 546 MCSKIMMING RD ASPEN CO 81612 DES MOINES IA 50321 ASPEN CO 81611 1,1 - LE BLANC SHERIE MATILDA 2 LEVIN WILLIAM A REV LIVING TRUST MAC DONALD BETTE S TRUST 634 W MAIN ST #2 d 1 PENN PLZ STE 725 15 BLACKMER RD N CO 81611 NEW YORK NY 10119-0799 ENGLEWOOD CO 80110 L NATIONWIDE THEATRES ~ OLSHAN BURTON D 1/2 PEARSON MARK M & LEES M CORPORATION OLSHAN KATHLEEN W 1/2 702 W MAIN ST A CALIFORNIA CORPORATION 1 5408 OLD LEEDS RD ASPEN CO 81611 120 N ROBERTSON BLVD i BIRMINGHAM AL 35210 LOS ANGELES CA 90048 ':1 RANKIN CONSULTING LLC ~ ! RUDOLPH RICHARD E THOMAS TODD M 336 VINE ST 7 1 PO BOX 3080 605 W MAIN ST #00A ASPEN CO 81611 1 CAREFREE AZ 85377 ASPEN CO 81611 THROM ROBERT & PHYLISS 1/2 INT TOMCICH WILLIAM VERLEGER MARGARET B & PHILIP K JR THROM DOUGLAS 1/2 INT I PO BOX 1498 105 MATTISON DR 617 W MAIN ST ASPEN CO 81612-1498 CONCORD MA 01742-4138 ASPEN CO 81611 VICENZI GEORGE VILLARI JOHN TRUST ~ VIEIRA LINDA 50% INTEREST 1 HALL TERESA 50% INTEREST PO BOX 2238 2 PO BOX 2941 ., 605 W MAIN ST ASPEN CO 81612 ASPEN CO 81612 I ASPEN CO 81611 i OD HELENA 1 k YOUNG DONALD L C/O AMBIANCE LTD ~; 617 W MAIN ST 1548 SLOCUM ST 4 i ASPEN CO 81611 DALLAS TX 75207-3615 4/ I i! 1t ..: 1 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECOMMENDING APPROVAL OF AN APPLICATION FOR A HISTORIC LANDMARK LOT SPLIT AND VARIANCES FOR THE PROPERTY LOCATED AT 121 N. FIFTH STREET, LOTS G, H, AND I, BLOCK 24, CITY AND TOWNSITE OF ASPEN, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Small and Large Fries, represented by Mary Holly, has requested a Historic Landmark Lot Split and variances for the property located at 121 N. Fifth Street, Lots G, H, and I, Block 24, City and Townsite ofAspen. The property is a designated historic landmark; and WHEREAS, all applications for a Historic Landmark Lot Split shall meet all of the following Development Review Standards of Section 26.88.030(A)(2) and (5), Section 26.100.050(A)(2)(e), and Section 26.72.010(G) in order for HPC to grant approval, namely: Section 26.88.030(A)(2), Subdivision Exemptions, Lot Split. The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met. a. The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the city council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 245 1969; and b. No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). c. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and d. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. e. Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. f. In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. g. Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single- family home; and Section 26.88.030(A)(5), Historic Landmark Lot Split. The following standards must be met: a. The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district. b. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. c. The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel that contains a historic structure; and Section 26.100.050(A)(2)(e), GMQS Exemption by the Community Development Director, Historic Landmark Lot Split. The construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to section 26.88.030(A)(5) shall be exempted from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings; and Section 26.72.010(G), Historic Landmark Lot Split. The development of all lots created pursuant to section 26.88.030(A)(5) shall be reviewed by HPC at a public hearing; and WHEREAS, all applications for variances shall meet the following Development Review Standard of Section 26.72.010(D): 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). The floor area bonus will only be awarded to projects which make an outstanding preservation effort, for instance by retaining historic outbuildings or by creating breezeway or connector elements between the historic resource and new construction. Lots which are larger than 9,000 square feet and properties which receive approval for a Historic Landmark Lot Split may also be appropriate recipients of the bonus. No development application which includes a request for an FAR- bonus may be submitted until the applicant has met with HPC in a workshop format to discuss the proposal, prior to design; and WHEREAS, Amy Guthrie, in her staff report dated June 23, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, a public hearing, which was legally noticed, was held at a regular meeting ofthe Historic Preservation Commission on June 9,1999, and June 23, 1999, at which time the HPC considered the application, found the application to meet the standards, and approved the application with conditions by a vote of to NOW, THEREFORE, BE IT RESOLVED: That HPC recommends Council approve the Historic Landmark Lot Split for 121 N. Fifth Street with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.88.040(D)(2)(a) of the Aspen Municipal Code; 0 b. Contain a plat note stating that development of Lot B shall be required to mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c) of the Municipal Code; c. Contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; d. The two lots created by this lot split shall have a total allowable base FAR, on both lots combined, equal to 4,580 square feet of floor area prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). The applicant shall verify with the City Zoning Officer the total allowable FAR on each lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lots A and B, each 4,500 square feet in size. Provided it is found by the Zoning Officer that no lot area reductions are required, the maximum allowable FAR on Lot A will be 2,289 s.f. (including a 500 square foot floor area bonus) and 2,241 square feet of floor area on Lot B. The information verified by the City Zoning Officer shall be included on the plat, as a plat note; e. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the III'C. Â£ That Lots A and B are designated historic landmarks and must receive HPC approval for all development in accordance with Section 26.72 of the Municipal Code, as well at Section 26.58, the "Residential Design Standards." 2. As a minimum, the subdivision exemption agreement shall include the elements outlined in Section 26.88.050 of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.88.030(A)(2)(e). 3. Prior to issuance of a Certificate of Occupancy on either lot, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees. 4. All material representations made by the applicant in this application and during public hearings with the HPC and City Council shall be adhered to and shall be considered conditions of approval, unless otherwise amended by HPC or City Council. 5. That the construction of a new single-family dwelling on Lot B created through 0 this Historic Landmark Lot Split pursuant to section 26.88.030(A)(5) shall be exempted by the Community Development Director from residential Growth Management allocations and shall not be deducted from the pool of annual 0 development allotments or from the metro area development ceilings, in accordance with Section 26.100.050(A)(2)(e). 6. The schematic design shown on the site plan presented to HPC is in no way approved or endorsed by the HPC. 7. All information in regard to possible future development on the parcel shall be removed from the site plan prior to review of the historic lot split by City Council. Only the existing structures, proposed lot lines, and existing vegetation shall be represented. In addition, HPC hereby approves a 2.3' west sideyard setback variance and a 0.3' combined sideyard setback variance for Lot A, and recommends the Board of Adjustment approve variances needed to avoid the large tree in the southwest corner of Lot B; and moves to continue the public hearing regarding Conceptual and Partial Demolition review for development on the property to July 14, 1999. APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of June, 1999. 0 Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Deputy City Clerk 0 1 9 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name /2 / 32 Ew Si 2. Project location L.+1 G,N Â¢3: 8/.ck aâ€¢# ' o..4,A..1' 71-4 .rita., A.p.-* (indicate street address, lot and biâ‚¬ck number or metes and bounds description) 3. Present zoning 2-4 4. Lot size 9, 60 C 5. Applicant's name, acl*ess and phone number S n.<l( Â£ L.~ i F.-,1 LLC C k r... tr..1 1 - Col 1145 â€¢4.. 4 04. Or. A. p.- c... 96-3534 4 . . 6. Representative's name, address, and phone number ,311Â¢... 4,<1<#~ 160 5. S,p:.Â·) St. .9 3 & &~.,--, Cla . s 46 41 919 -2,60 + 7. Type of application (check all that apply): M~ P 0~6 -4 Conditional Use - Conceptual SPA :/0' Contieptual HPC li }1Pc b CALâ€¢~ Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD 3 Relocation HPC 61,~~ /0 Subdivision 51â€¢0~6- Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption v' Demo/Partial Demo 11(67 View Plane Condominiumization vt Design Review #1~g, u/' Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) 0.4 Â£4*'7 k.-,44 - 26&4.-, - 11 44 tr , 7-La s.4,7 574.6,4,#- - 9. Description of development application Als 4,1 &+ fr 1 2* 6.u. sanTLA- 41...... 1.L. 406.-g.- fÂ·- at . A.D.u... wist....cy h.+. 691 fiD< 1)1$4 1,,7,1 .2 )<At,Â«,r>41,7,~ kPEL, 9'0>v , 1.; '* .L+ fâ‚¬(91â‚¬l,{). 4.J . C} '3..f?.4 /.' ~ ;C J - L-:2 M,Â·1-FfiÂ· 2- * t 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachments 4 and 5 ' ' Alti Lit E , ATTACHMENT 2 j DIMENSIONAL REQUIREMENTS FORM Applicant: S....ll t L~.-1 Â£ g--6 , LLC- Address: I14 5 744Â· Val. Dr . *Sp.- I ch . S l4 1/ Zone district: Â¢1-4 Lot size: 9806 d Existing FAR: 2329 of . Allowable FAR: 90 90 gs- C 8-1 LE ) ~ Proposed FAR: 95-80 er (w'r,C 5-2,3 15 14fc b...r) Existing net leasable (commercial): WA Proposed net leasable (commercial): NA : Existing % of site coverage: 19 1. (114 1,1 ) -- v Proposed % of site coverage: Existing % of open space: WA Proposed % of open space: A) A Existing maximum height: Principal bldg:<.21' Accesory bldg: <.25- ' Proposed max. height: Principal bldg: Accessory bldg: .. Proposed % of demolition:. 2/11~ (/,93.3-ir) + jes-tr c..,f.,f-4 W~< idl *,0- ' Existing number of bedrooms: Proposed number of bedrooms: /0 Existing on-site parking spaces: 0 j On-site parking spaces required: 40 / A.o.u.) = r Setbacks Existing: Minimum required: Proposed: Front IN.11 Front /6' Front: ' A t Rean 2.2, Rear: 54Â° Rear: Combined Combined Combined g 462 4 Front/rear: /6.5 ' Front/rear: 30' Front/rear: Side: 9 ' Side: 46' Side: . i Side: 4 Side: /O, Side: \ Combined Combined Combined , Sides: 54.7' Sides: 30' Sides: Existing nonconformities or encroachments: /..2' e,sc,-aa.cLA .....0.. eas 0 -, S,AL â€¢f a~$+â€¢,9 s+-J-.9- .,0* a*#-c*-40â€¢ -if t..st Â£,ck 4.4. 'KE r... ~â€¢-2. A.ke.â€¢â€¢-Ck-â€¢-*4 ' 115' 4;~.0+ Â¢ r.... 4.4-c-*Arâ€¢â€¢047 . 21 kil'44 k.---. 4.2.*1. Variations requested: Fi, +4â€¢ 40 1.101 :tte-: 4 j.+- v...1 ' '. v-,Elct-Â· l.4,+ 1.+- A pkj.,p.u. v...,-,t. (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height ariations under the cottage infill program, parking waivers for residential uses in the R- R-15, RMF, CC, and O zone districts) ' o 0 0 Aspen Street A/fop . |el N. 5-0 er. P* U 0-9 U U G Aip" lue.: Guide 4 . A Mult- Park M H 7 A-'CCh.........Â·--Â·.........H 67 M=NAV H.*1 0 3 ~ 1 Â·,~< Aspen All.Vist. Dr........................../.2 3 Mona,Ch St GH6 Abc' Ln......â€ž---...â€ž.........H+7 All S, 4,- A,/mole Cl. Di ..7 Mo,lu.inVI. Dr.--.-- E: 3 4 ~\%,2 ,/ \. .14 ...4%'. : .. Aspen Alp, M H.1.7 MIQUM HZ A f ---t East. ... Aspen St G.H 5 MilwaIC, D,-- -,J I . h B#nud P/k Cl 6 3 Nial,Aw HO li Â¢14----Â·I (- -;Â· *#- -4 49.; r.5 Nicholailn.--.... 6 61 5 4.r/45*02.4 \ 44 ./)'lli ~:.24.~~J~.~.*~ip,~.3:4-~~ :.4 0 : â‚¬39:Â·Â» 42/ 4% e,9 M *. - 4-/3 % ; Â·Â·----- -â€¢ Bonnoit Bench Ct Pl Rd..........EÂ·4 5 Nighthawk Df F. 2* Black Bwih D,â€ž................â€ž f F.2 3 Nonh SL........................-.f-3-4 4 Ble'ke, St 435 0â€¢kinÂ·.-...................6 6 2 trÂ· E 81.0. St 4 H 5.6 0,iginal St HI6 0, 2 17./444\ t~~~~--.) 1 -4~*Â·147 , , W.,Loantat H.2 0..100'of C '3 arena la 4 P=*A,Ck 114 11 f 1 \. i<a . Bunn,L...........*..........*......62Â·3 P.,1 St F.4 4Â¢' Snow Burn, 0 1 l ....1 W .11,0â€¢J; =4 be sbown or n.tme,1 en map P..1 Afl I K -098 ch Caul, Creak ltd ............... G-J 1-3 P.thinWY 44 .aerrâ€¢.4 6/ 2 L aunfor 0 : P.... piopo,4 or IndÂ¢, ion,tru~-I Cal:conial Cu 147 P.,1.1 M- O, n E 144WZIA,Â¥46 0.- i Â·4 C Chottiold Rd .., Pla", 1 A 48 Attpoa. D.SJU .ii:a ' Cilaw:Aw 4 pow.aulad F.G: *-- /L. Clovelind St H. Pilm,01* Path Ill A 1 r mus" 44: . RIC. St 14-4.6 :==ha 4 4 4 3 Citonwood u n.8 .4 64 i 0 7 .re 4-% Dit, Ss 1 0 Rod &41, 01 0 El 3 12, 1 outâ€¢.ple s~ Haam : 1 3-4 ~. Ha Rid Mou nuin Rd.- - - D G.H .,/'~ Dootill.Ct,D, H 2.3 Ban 111 BE,4 Diaw#-..............--..iÂ·+6 8,8*Rtcâ€¢ < GÂ°"4~* 1\(C~-~ET*-1-Â£~)1Ab \10--C'.1.-4.'.S, 4,5-- fÂ·i HI.##1~ ~ 0 ; od..6 H.4-0 Rudyâ€¢ Pl Rd 4 6.14 t. 8 4~ / Eallwood/ Rio Grande M 4HSS 4/. . 45.fipft-k-rf~Â·~j 6. 44+Cl 941 WA ..~ â€¢~ Fi.*Sav*a.â€ž-....--...G5} Rwei- Di Fiancis St 4 36 Fuv. D, &~ Fied Ln 16-7 Riv.Bid, Al r- ~~-~~f-~-~4Â£-~ b=v <%,<twe ,- 2*%1.:pih t..\ 1.. ., Guln,sch St --.â€ž.-- .....6 H46 Reangle,*Ad F.4 6 1 9-- '~*4 f; CE%~,3,1 4 $&*AU~14Â£Â¢3Â§6 9 C G.1.88.1 Re.ingN,6 0, 11 -Ab GLIn Ai 4Â·H 6+6 Rois Ct . 4 ~on Crook >--2 -a_ 2>14.1-*-L ..:~...40_.f-,~ 447~T.--~ ~q~~~~~~~;~~~~ -~,s'~ev,Â·2, c.i.,1'.1.1 G,11,0,1 St HS Sabin Dr nâ€¢6 Guilesple St '4 522, P .1 - 8-IR...-- HI Sal.atkin Cir F.) 4- /1 . "208 t ,- On. r .2 :-1 - 1 -*12'.94â€¢ 74~.3 4 -- 4 â€ž-2-21 U '252.74.4 826. *j ~ v Hallan,St..............................6 35 S- Ull Cl ' 42 0{ e ... A. 44; 40. 11-tho, Ln............................ GH2 S*-no Sl.â€ž............â€ž.......G H 1 Shidowood N ......--.1 J 1 8 (Â·- 4 4#JJilk#715-4 141.r Â·- a\* -re'Â·a. â€ž........â€ž.-â€ž...... ....... +E. 2 Sheact . 6 Shd, LA F.G 6 21 :,9. i ' 1,. J 'U A..... i... - Ft-; 11 t?[11111-prl , , 4 -:%1:119 /ks" : 'lopkin, A. .......................... G.H 3 6 2.41 Kng N .' H#*R...........-......â€ž..........H 5 Ski,~ing 10.--*-Â·...H 1 i H-te, Cioek Rd............... ....EF Â§ Smugglar St FG35 0 9 11163 9., . df - - 6. ",man Av........................GÂ·HÂ·4 8 SmugglÂ« 6,- Rd...-.H 6 1 4.**Â£44,4/~< 7:1 Aspen 4441~p:4--- 19!9Â£reâ‚¬ 61-(43i2ij4'">IDÂ·~.~ i *- Â·~ / Â· c PAF Â·# tz y Juan Stâ€ž............................. H.4 5 Smug@In Mounwin Rd.......EÂ·H 6 0 King S' HO Srwk St /5 Â· West Sum,nli., 1 ~ ~'~ 4424 ... , /- LA.pur ln... ...â€ž---.............H -2 S it M R 6 l./"atnâ€ž...............â€ž-..... . HI .7 Snesky Li--- ......._. F G 3 Lak. Av F.G 4 Sno. 6.Â¥ Cl .., GH56 1.#elln.--.â€ž..............M.2 SP,4 St S Asp@ 44â€¢ 81 . f<L.Â·pI 4 1.Z <434~741 (31 t\- (. lona Pine Rd.- ---........6Â·6 6 Swuc- St----.....G 6 -4 0 - . 1 Lupine R.................- -â€ž..1; 8 Summit. . I lit. PI . 1 1 -- 444. 44, ... 1, 49% 2 Magnilicoltd #Â·4 ..., r. n o 64,in St 4 H 3 5 kby La â€¢ 3 1 I U.A.M - Al Luscotipt ; 51 2 f Â«Â« Muott M Twin Rideâ€¢ DE " 2 "~i ( 82 Lk ...cot. 1 n W.10,4 0 6 A V- S, 4 1 . 1 ' D ftz#3EcT- Matchle,Â§ Dr 4Â·Ho Wal,nA. 0 *h H-14 LPANÂ¥10*4 .4, ... Miyllowei râ€¢ H 1.7 Wi~ Fâ€¢â€¢ . 4 Â· Mding Rd......__._-+HÂ·17 Wedâ€¢*w Dr 48 10 Rvin Lkes via .dependenc. P.. M..10. Dr 4.1+2 WdloughbyWY 4 35 10 Aihi,off Moidows Ad F.G.3 *,ighl Rd ... A*,e na A A- A A MapÂ©US WEST Dt,4 Inc. 1998 Al,p O US 1% EST DI*. ine !998 t 0 Amy Guthrie June 14, 1999 Historic Preservation Committee City Hall Aspen, Colorado Dear Amy, This letter is to inform HPC and the city staff that I will be making a change in architects on the 121 North 5th (Small and Large Fries, LLC, Ernie Fyrwald, applicant) project before you on June 234. The new architect will be Mary Holly, replacing Jake Vickery. Thank you for your help in this process. Respectfully, t. ~1~nie fyr*- 0 0 .. 121 North 5th Street / Fyrwald and Fries Following are our written description of this project and explanation of the ways it conforms to applicable review standards. SECTION 26.88.030(A)(2), Subdivision Exemptions, Lot Split a. The site is within the Original townsite of Aspen. b. Two lots will be created. The new lot will mitigate for affordable housing by constructing an ADU. c. This parcel was not the subject of any prior lot split exemption. d & e. A subdivision exemption plat will be filed per code. f. N/A g. Maximum proposed build out is 2 single family residences. SECTION 26.88.030(a)(5), Historic Lot Split a. The original parcel is 9,000 sf and is located in the R6 zone. b. The allowable duplex FAR for the original parcel is 4,080 sf. This will be apportioned as follows: 1,739 FARsf for the Easterly lot (Lot A) and 2,241 FARsf for the Westerly lot (Lot B). A 500 FARsf bonus is requested for Lot A for the enhanced preservation of the historical structure. c. The proposed development on Lot B meets all dimensional requirements of the R~ zone district. HPC bonus and variances for Lot A are outlined elsewhere within this application (please see proposed site plan) and application forms. SECTION 26.100.050(A)(2)(e) GMQS Exemption by the Community Development Director, Historic Landmark Lot Split This development of a new single family residence on a lot created by a historic landmark lot split is exempt from GMQS pursuant to this section of the code. SECTION 26.72.010(G), Historic Landmark Lot Split. This project will be reviewed by HPC at a public hearing. 1,(- AG( k '' , ,<)* p--5--, 8.....9/V, .2 .fr. 't ..4.... 216'/1/ - .Â£ If , 1 64. .*1- '. ~*:..:i~')Â·:.#4.c)*-, 44*.p/~~ :t,t.17- t. - '9â€¢GA -- 268Â·,Â·,4 944*.01 6'. .: .4... , ' 4 ki. Alk ., . . 6 0.. J:.f:.Â·Â·:~ ~:~fi.clg:$: Â·'.?j.i Â·i*it ..: P. .kol?244*;: -: 9,0 &0 .., 1 4 1-Â·vâ€¢ ..-'' .. 1 4 i. I. . . 44 '. i 0. ... .4. 4 .t.5 1-. FA $ . .3 h .** i li' ~4.~i../.547, I Â· ,/4.41.j Â· nyÂ·tâ€¢ - 4- '- --, . 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B LEEKER STREET .42 41 13#A-- Â·il eu=-0 ) 126\?\Mi,~~9212*jilits.'lice/&,alljjijjJXTE;" ' _ / h 1 ) 1 , .-n -f 99' Â·i '" E- : - 99 99 . f ... 9-1.10 .1,5,4.-2 c*p-Â»tgr-~ ~ =w,=-=-~ iliegitÂ·pÂ«iÂ·j~Â·w~F-,*~,~ ..1 0324=1133Â»i=P'-9 4=: ZE; 1,-.00-=f.1.,lo - â€ž,/ r~vr r . 11iifflimilll/Ill i.., 9%%: == '~4Â·0.5â€¢le=.a..910 nilillillill//illti - . 1Ll / / /=M' iMLE-h . 1 Ey I. a,1â€¢-4 Â¢Â»r lull li ilill r,b94& - 8 L O %32--t<Â» %41 I- ll I 11 1 1 I I' izx AREA â€¢ 9000â€¢ sa ' ~./11*'f, //// ///j'). 7.---*Ill- / 1 0 . 100 o. A~PUL -1 ' A 2 +C P ....7' 4.0/ .4 1019 616'.t 4U-l// LuWJI h 1:Ji illimÂ¥//,1, I / \\ Â»lilli lill i111 k\4*41: /000 ./.CE / -,94 F SET \ 4 je ' 22'- 0-;CE _L_---- N 75' 09 1 f W j ;9aoo -An//f- 1-20Â£ 3%2 ALLEY P Q R S Sun,yed 27 DEC.79 PB R, 74 U'C:tTE Alpine Sulveys Draned 4 JAN BO DMG 99 urorre .19 ADD N.0 Nit omci Bal 1730 * 25.91 8=Â·ase::iÂ° 81.1 133H1S Hld Id N 14' 50'49' E 10000 M.64.09 .618 81031!HOBV A >1Â¥r / SWO.LOaA nd allS -lridS 1 SH CESOdOWd 2/9 saly=1 9 aTO bild HlbION LE L 1. 1 4-1 lag,"re- L ':14::il'OF-- 291-/a - 4 - i . Ir ..I=..Ill.-- -14--.I---I*P- - 11 . . 1 1 f44. -4--.â€¢4614&4.d-11 Â· 029--a- .- Tlf i. I 1 & do'.Wn (-01) 1/-*mi= 7/ 1 . m= i 11 0. Â· ./57 . 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HareS; 1 t i 1 1,1 1 1 11 ~ i ... ~.- - i Lor -ep . --/ 52#602313/60. gel@laver= 1__-AU=44*. 1,6.11Â· = -- F 722213ft@$[ZE#252.- .2~Z~ZmgagEOZU/271 MPUGHEP- -6.-- - - -#2.Fi + - Il' feartir' t 'aâ€¢. c.1. 0.4*0 411'Â§14 *at i --ize--a*2Â¤1=al/4-/blaZ . +4 c_hi - --,- L-r - - -t . I . 0 1 4 1 . ~ NE,4 25 : , C 642 A- 4:*4.9 Â· ~ ~ -2 1 - ~ 1 .1 1 1 1 1 L -r-â€¢ f.6.0 4 ! C' 6,4 1 01$ 1 1 : " 4 n '- ha F~E - 6-101'f'*L M. 4 .... dOU. Â· *191*% ~Ittairmisk~. 1 0 4_f_-1- c -*. - -11: 19 1 0 t--1---p--4 jrn \ D j - LaT: % f Â£-1 -ri 'â€¢*04,rNCE. Â· ' 1 66~- 1 - 1 1 I l 00 61 ra fo'*'1 161*( 121 NORTH FIRST- FRYWALD & FRIES S/2889 1) A r}r PROPOSED HISTORId[OT SPUT - SITE PLAN VECTORS/JAKEVICKERY ARCHITECTS i 10 - 23'. 0 B LEEKER STREET f c f Â· .s 1 4 1. Â®23=.= ~ 426\43â‚¬*.Akx4jjfj~z t'! 2. % 1 14 , -r '5' 99'Â·1 " E. *4 . 71 72 . C .9 -1Ii~.et.#/7-2 - 0'~~~ENT ~-23*J DO.4 -o...upp=664<=,Sll f 'Li==C~*-'Y 9 *WO.er.'=.EU~Â·#1 I *1 64-9. 3.Uce Er: .3 .0,-CAa-=Â» CJ '618 /rl-3.3 6~ 41%46Â«IleÂ© 1-- r,4 c:.* f Zvo./=.au.. 00 - 'Irllimli/miip*Â« & 0 se p. ASâ€¢EN SS: iwo.-,euce.a.=010 ill//// 972 J*grÂ°-1 0 - . al#~ . C- ST- 0 05 to 20 30 40 30 Pt B* SCALE: 1.â€¢ Id 2, ..O. ~S~ OF BEARING: FOUND CITY MeNUMENTS NE COR. BLK.24 E SE COR. BLK.24 514050 49-W 8 SMOÂ¥MÂ· B L O C K----26 W ' BURMEYOR'S CERTIFICATE 'a Â©FLOTSG-I.Bl.Oa(24.CITYOFASPEN.COLORADan,E TWO 1 HEREBY dERTIFY THAT T)115 MAP ACCURATELY DEPICTS b A SURVEY MADE UNDER MY SUPERVISION ON DECEMBER 27,1979. &= AREA â€¢ 9000**1~ ,&2#/%7Â·biw: = / f 3- 1 ~l /0 .t, Â»WLNE=e:X<GTCehalri-SM-imBri#-TIELMAS SHOWN HEREON.THE LOCAT;ON AND DIMENSIONS OF ALL BUILDINGS. 0 ' IMPROVEMENTS EASEMENTS RIGHTS-OF-WAY IN EVIDENCE OR ' N. 1(NOWN TO ME A~D ENCROACI~MENTS BY OR ON THESE PREMISESARE ~ ACCURATELY SHOWN. 07 0 MA,wr:Â· ... 1 94 34 TÂ» 1919 12*Dc. 0 4* SMe,CC ALPINE SURVEYS by: JAMES E RESER 6â€¢â€¢01 005 \ 1 .'ANUARY 7 .1980 LS. 9184 277'771///////// RM~ -= ~5TP)20'45*kg<44Â«Z I = 1-t. U- - 4%211118 al ft/0 - . NOTES: WOOD 'ENCE \ SET j -lvl,/4 1. SET â€¢ 9 ET REBAR Â¥#PLUCAP LS. 9104 4-=4 0 G' 0. 80.1<1/ce N 75' 09 It' W E--1 Â»00 ~- 1.2 EIC'ME <6 :i/ SURVEYOR'.5 CERTIFICATE: L I HERED< cmeTIFY THAT 04 -_--:_--_, A VISUAL thePECTICN 9.73 PENFZ,YiE[> UNDER Prf a,flneVI,50,1 A LLE Y Â· CF THE Ae:ME CESCReED FREPE'RTY NO 0-323 WERE FOUND esCEPT AS 9Â·CWN ANC) NOIED Â£122}4 ALPINE 20*re,INC mr ATe: L.5.: 0 p Q R S liz j.9.- S-eyed 27 DEC79 PB R-lons 74Â·14 trOATE TttioIMPROVEMENT SURVEY Job No 94-0 Alpine Surveys D-ed 4 JAN. 80 0% 5.0.9,1 Urc~re alant FRÂ·rw,ALD BLOCK 24,CITY OF ASPEN 5.Z:.19 ADD Tte LOTS G-I Post O,nce BÂ©21730 Agp,n. Colorado 81811 as..M 9.,en.,R, - ASPEN,COLORADO 133H1S <-I EXHIBIT\, p) 1 693-9,442 MEMORANDUM TO: Aspen Historic Preservation Commission ~1~ THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director 1, FROM: Sarah Oates, Planning Technician SO RE: 332 West Main Street, Minor Review and Variances DATE: June 23, 1999 SIJMMARY: The applicant, Djuna Furnishings, is seeking to remodel and build an addition at 332 West Main Street to accommodate a furniture showroom. The subject building is a historic landmark. This is a minor review because the addition is under 250 square feet. The proposal will not increase the footprint of the building as the proposed addition is on the second floor. This project will also include a Conditional Use Review before the Planning and Zoning Commission. The applicant is proposing a 193.5 square foot addition on the secpnd floor, which will be used as a bedroom for the apartment that is being displaced by the showroom. The majority of the proposed addition will be added on to a non-historic portion of the structure, although the new roofline will infringe on the back portion of the house (see Sheet A3.3). The addition requires a setback variance of 4.9 feet because, although on the second floor, it creates an increased non-conformity. Also, the applicant is proposing removing the carport for easier access to the alley to unload furniture and to make the building more attractive. APPLICANT: Djuna Furnishings, Jeffrey Moore, owner. Charles Cunniffe Architects, representative. LOCATION: 332 West Main Street. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, 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: Staff supports the addition to the second story and removal of the carport. Although the addition does impose on the historic structure, this is the best scenario to make the structure usable for the proposed use. The majority of the addition will rest on a non-historic addition (see the 1904 Sanborn Map attached as Exhibit C). Further, the addition is discreet and will not alter the appearance of the building from Main Street. Staff would like the detailing on the addition to be more differentiated from the existing structure than is presently shown on the proposal. Also, staff supports granting the variance, which cannot be avoided with this proposal. As stated in the summary, granting the variance will not alter the footprint of the building, but because the structure is already in the setback any addition on the backside would require a variance. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Response: The change proposed will not have a significant impact on the neighborhood because the front faGade will not be impacted by the proposed addition. The scale of the houses in the neighborhood are comparable with the structure. The structure is surrounded by other historic houses, but the addition does not compromise the character of the neighborhood. 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: Even though the development does impose on the historic structure, it does not detract from its historical significance. With design changes to eliminate mimicking the historical details of the current structure and the scale of the proposal, the addition will not take away from the historic portion of the house. The removal of the carport will actually be an enhancement to the building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: With modifications to the window and trim detailing the proposed development does not diminish from the architectural character and integrity of the structure. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development 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 Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the 193.5 square foot addition and rear yard set back variance of 4.9 square feet for 332 West Main Street with the condition that the window and trim detailing be modified so that it is differentiated from the historic portion of the structure. Such modification shall meet with the approval of the Historic Preservation Officer." Exhibits: A. Staff memo dated June 23, 1999 B. Application C. Sanborn Map APPLICANT: Djuna Furnishings (Jeffrey Moore owner, Charles Cunniffe Ar~-- ~ LOCATION: 332 West Main ACTION: Minor Review All development in an "H," Historic Overlay District, or de*elopment involving a historic landmark must meet allfour Development Review Standards found in Section 26.72.010(D) of the 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 of the neighborhood of the 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 and integrity of a designated historic structure or part thereof. ALAN RICHMAN 9201125 P.01 EXHIBIT Attachment S 1 6-3633 [73 County of Pitkiii } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I, 3.~anvaK Pcrrin~JOR , being or representing an Applicant ro the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060(ED of the Aspen Municipal Code in the following manner: 1. By mailmg of notice. acopy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners ofproperty within three hundred (300) feet of the subject property. as indicated on the attached list, on the day of , 199_ (which is days prior to the public hearing date of 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the ~ 0 day of J U.L , 1993-, to the 23 day of J U Z , 199 ~ . (Must be posted for at least ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. (10- 1.- 1 Sign* SiA before me this 23day,f (I'~Ccht- A p pt/"JÂ£,I",1~F~I 1*B by DATE 1.- TIME PLACE PURPOSE - ' WITNESS MY HAND AP{RIOFRICIAL SEAL / My Commission ex#* dST *44Â· )~A 4 -,2 -3 6 43 -\ 0 AAZO~ 44 (141) 39 "L/1- â„¢e 'Â·, Notary Public ~ 9-W, Â·-/<* 2 Received Time Jun. 9 2:25PM I. PROPERTY OWNERS WITHIN 300' OF 332 WEST MAIN STREET PEITZ H QUINN JR ROSENTHAL DIANNE SCOTT MARY HUGH KEIM JAMES T PO BOX 10043 38 SUNSET DR 17550 BAR X RD I CO 81612-7311 CHERRY HILLS CO 80110 COLORADO SPRINGS CO 80908-1500 TAD PROPERTIES LTD LIABILITY CO CONDER CANDIDA E HUGGIN H SCOTT PO BOX 9978 19816 GRAND VIEW DR 205 S MILL ST #3 ASPEN CO 81612 TOPANGA CA 90290-3314 ASPEN CO 81611 JACOBY FAMILY LTD PARTNERSHIP KEIM JAMES T KOVLER RONALD A CASPER J JACOBY 111 GEN PARTNER PEITZ H QUINN JR 916 LATIMER ST PO BOX 248 17550 BAR X RD PHILADELPHIA PA 19107 ALTON IL 62002 COLORADO SPRINGS CO 80908-1500 TAD PROPERTIES LTD LLC SILVERSTEIN PHILIP SHEEHAN WILLIAM J AND TOWNE CENTRE PROPERTIES LLC SILVERSTEIN ROSALYN SHEEHAN NANCY E 323 W MAIN ST #301 25 KNOLLS CRESCENT 10 GOLF VIEW LN ASPEN CO 81611 BRONX NY 10463 FRANKFORT IL 60423 HIBISCUS GRAPE CARRIAGE CORP 1/2 CHAMBERS PETE HOCKMAN GEOFFREY L & MARY ANN INT 12113 DELJO DR 250 MARTIN ST STE 100 FRONSDAL ARNE 1/2 INT FAIRFAX VA 22030 BIRMINGHAM MI 48009 PO BOX 926 TED BUTTE CO 81224 GOLD RANDAL S BARTON META PACKARD SIMON LOUIS & EILEEN EPSTEIN GILBERT AND MOLLIE 6507 MONTROSE AVE 1576 CLOVERLY LN PO BOX 9813 BALTIMORE MD 21212 RYDAL PA 19046 ASPEN CO 81612 WINCHESTER ROBERT P ROGERS REGINA RICKEL DAVID PO BOX 5000 6 WOOD ACRES RD 8324 BROODSIDE RD SNOWMASS VILLAGE CO 81615 GLEN HEAD NY 11545 ELKINS PARK PA 19027 BLAU SETH J BRAFMAN STUART REVOCABLE TRUST TWIN COASTS LTD BLAU JUDITH BRAFMAN LOTTA BEA REVOCABLE 110 WEST C ST STE 1901 3896 DOGWOOD LN TRUST SAN DIEGO CA 92101 DOYLESTOWN PA 18901 161 E CHICAGO #30B CHICAGO IL 60611 DURBIN CAROL CRUSIUS FRANKLIN G PRICE DOUGLAS L AND VALERIE CO THE ASPEN GROUP CRUSIUS MARGARET J 8611 MELWOOD RD 415 EAST MAIN STREET - STE 210 5855 MIDNIGHT PASS RD APT 507 BETHESDA MD 20817 ASPEN CO 81611 SARASOTA FL 34242 S CAROLE HANSEN WERNER AND HARRIET TORNARE RENE S. ....OS NICHOLAS A WINTER ERNST & SON INC ClO 308 W HOPKINS AVE P O BOX 867 PO BOX 1006 ASPEN CO 81611 WESTMINSTER MD 21158 TRAVELERS REST SC 29690 FISCHER SISTIE CITY OF ASPEN BARKER JACK 1/2 INT 442 W BLEEKER 130 S GALENA ST BARKER CARRYN ADRIANNA TRUST 1/2 INT I CO 81611 ASPEN CO 81611 PO BOX 7943 ASPEN CO 81612 POTVIN SALLY ALLEN BLEVINS J RONALD & PHYLLIS M DOBBS JOHN C & SARA F 320 W BLEEKER ST 7532 MAHOGANY BEND PL PO BOX 241750 ASPEN CO 81611 BOCA RATON FL 33434-5121 MEMPHIS TN 38124 STRANDBERG JOHN J & JANE T RICHTER SAM & LAURA 50% INT ASPEN HISTORICAL SOCIETY 2510 GRAND AVE APT 2403 7874 AFTON VILLA CT 620 W BLEEKER ST KANSAS CITY MO 64108 BOCA RATON FL 33433 ASPEN CO 81611 BECK GLENN A WHYTE RUTH COMCOWICH WILLIAM L PO BOX 1102 PO BOX 202 420 W MAIN ST VICTORVILLE CA 92392 ASPEN CO 81612 ASPEN CO 81611 MCDONALD FAMILY TRUST CARINTHIA CORP RISCOR INC MCDONALD W SCOTT & CAROLINE 633 E HYMAN AVE 200 CRESCENT CT STE 1320 TRUSTEES ASPEN CO 81611 DALLAS TX 75201 PO BOX 11347 ASPEN CO 81612 JBG SECOND QUALIFIED PERS RES CROWLEY SUE MITCHELL DEREVENSKY PAULA TRUST 409 S GREENWOOD AVE 1128 GRAND AVE CO GILDENHORN JOSEPH B COLUMBIA MO 65203 GLENWOOD SPRINGS CO 81601 2030 24TH ST NW WASHINGTON DC 20008 VOGEL ROBERT THALBERG KATHARINE CUCKJANE VOGEL MARILYN 221 E MAIN ST 333 W MAIN ST 1405 ACADEMY LN ASPEN CO 81611 ASPEN CO 81611 ELKINS PARK PA 19027 MOUNTAIN STATES COMMUNICATIONS BLONIARZ JOHN W & DONNA L KEINER ROBERT P INC 1839 N ORLEANS ST 72 COURT ST PO BOX E CHICAGO IL 60614 MIDDLEBURY VT 05753 ASPEN CO 81612 SLOVITER DAVID DEROSE V F BROWDE DAVID A SLOVITER ROSALIE 1209 N 14TH AVE 176 BROADWAY STE 7A 1358 ROBINHOOD RD MELROSE PARK IL 60160 NEW YORK NY 10038 MEADOWBROOK PA 19046 TEMPKINS HARRY E OR DAVID AND ELAINE FLECK KATHRYN TEMPKINS VIVIAN 1350 ROBIN HOOD RD 25 BROAD STREET - APT 15C 420 LINCOLN RD STE 258 MEADOWBROOK PN 19046 NEW YORK NY 10004-2524 MIAMI BEACH FL 33139 SCOTT MARY HUGH KASPAR THERESA DOSS SCOTT CAPITAL CORP C/O PO BOX 1637 1 '"Q8 W 6TH PL ASPEN CO 81612 VOOD CO 80215 h . r==-1 ~Cl 0 ~ 4-1397 /-1 18 EXISTING PWAO FENCE ~ U 1 /*STER EXISTING 1 1/11\ 1 CONMETE PAD 1 Lox Lu . 1 - 21 6 Fll 1 I .630 I 6 22*: RELOCATE PEDEST. te N. MI 06/ 1 -1- Z . 8 5 ---gl 1: ly \ \\ 2 8 1%1 LLI 8 â€¢Imj LU 0 / 9 2 0 EX,STING-- ~ ~ 1 19 - lit SHRUSS I L 3 69 1 Mil \ g miii < -0 2,81 1 / 1 1 J ~ c\\\> 0 \\ I rf- \ \ \-1 r-1 1 U F-- ------1 If 1 - 00 1 J U-1 i EXIS{rNS l,NKÂ«N 341 3 , , 4 4- EXBT/. al# -3 % ~ 2 CAR SPNES 0 9â‚¬ X 111* - ~ REMOVE EXISING MCKEr FENCE CARPORT LL ~ LO/UNGAREA Z D 5 THIRD STREET DRAWING STE PLAN r\ SITE PLAN OPTION A C-' U W . 1.-01 NA 1~37 JOB NO. 9918 DATE 5-12-99 0 SHEET NO. Al.1 SMEEr OF D: \9918\9918all.don Jun. 23, 1999 16: 47: 28 . MED-â‚¬96026 ml m 119 L9 OCIVH 01~3 'NRdSV NIVW * ZE 1 EXHIBIT 1 462 3,99 2 LBUJ EXBTING PRWACf FENCE - 4 111 DU-STER EXISTING | CONCRETE PAD 1 -7-- , ~1 /14\ != 22*: B Hil 1 LU 1 i Uf\\\ -----------3 X\\ Z 192 1 1 \\\\\\\ \ 12 1 RELOCATE '1 -iiO11 -ii PEDESTN.S 1/\37/' i fw li. LOAOMAREA-| --- / 2 2 8 2, I l I k 41' 1 1 d -1 I Q ---- 5 R. i RE -1, 1 lu Li . 1 3,; - ~7 -- i )910't-ff % O 1 Â§ i: 1\ 4 ied L - 2 i \ 3 Mill <i [tuf 1 1 +Â» 1 1 ------- 1 0 . =-2 EXGTNG WALKIN~ ~ ~ EXWING LIN; _1 \ 2 CAR SP,CES 0 8467 X IEre 2 4=- E POET FENCE Z D 5 THIRD STREET DRAWING /-\ SITE PLAN OPTION B SrrE MAN NA ~ 1/ JOB NO. 9918 DATE M2-99 SHEET NO. Al.1 SHEET OF 40,/./.1111,501/0...0,65 p. \9918\9918all.dgn Jun. 23, 1999 16: 47: 38 LI.9LBISO~MO?~jEEN~dSV 2 .1 CHARLES CUNNIFFE ARCInTECTS C 610 E HYMAN ASPEN CO 81611 970 â€¢ 925 â€¢ 5590 ca3 ITVE 0 â€¢ 925 â€¢ 5076 ECTURAL ..X 970 â€¢ 920 â€¢ 4557 WWW.CUNNIFFE.COM CHARLES L. CUNNIFFE, MA May 12, 1999 PRINCIPAL/CEO JANVERC. DERRINGTON, AIA PRINCIPAL GARY B. FERGUSON, AIA ASSOCIATE Amy Guthrie GEOFFREY LESTER, RA ASSOCIATE Historic Planner JENNIFER E. COHEN ASSOCIATE Aspen Community Development City of Aspen ASSOCIATE DOUGLAS REINHARDT 130 South Galena ASCENZO DIGIACOMO Aspen, CO 81611 ASSOCIATE Re: Djuna Furnishings 332 West Main Street Aspen, CO HPC Minor Development Review Dear Amy, As we discussed in our pre.application meeting, the applicant wishes to remodel the existing historic landmark Victorian house, into a furniture showroom. The current use is offices, except for an apartment near the alley. The apartment will be reconfigured to have a bedroom on a new second level so that part of the main level can be converted to a showroom. The rear half of the house, which appears to be a non-historic add-on will receive a new gable roof with dormers which is more compatible with the historic front half of the house, which will remain unaltered, and the other Victorian houses in the neighborhood. The flat-roofed carport at the alley will be removed to further enhance the proposed design. The existing footprint of the house will not be altered, except for the carport. There are minor encroachments intothe required setbacks on the side (street) and rear (alley) yards. These setbacks were enacted long after the house was built and we are requesting an encroachment variance for the existing non-conformances. By removing the carport, we are decreasing the alley encroachment by about half. Please refer to Attachment 2 and accompanying site plan. The remodeled apartment will be about the same net livable area as the existing and we are only adding 193.5-sq. ft. at the second level, which complies with the guidelines for minor development. The resultant twoÂ·story element at the rear of the lot toward the alley will be more in scale with the historic front part of the house than the existing flat-roof one-story element. Please refer to accompanying elevations of existing and proposed design. ARCHrrECTURE â€¢ PLANNING â€¢ INTERIORS ASPEN â€¢ CARBONDALE â€¢ TELLURIDE â€¢ VAIL Page 2 Amy Guthrie The proposed roof design for the remodeled area, with multiple gables and dormers, will be more in character with the historic front part. We propose to use the same materials that are there and the same color scheme for painting the exterior. The remodeled area will enhance the overall character of the house and will not detract from its historic significance or integrity. Please let us know if you require any further information. Thank you for your cooperation. Sincerely, 41- 50:g L - JarW/er Derrington, AIA / ~ject Architect 1 Fnclosures R Â¥ ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name DiuMÂ·& FUrâ€¢611 123 2. Project location '#62- W, /1/ll.~A 1:11.6. EM'pâ€¢,1 . to [arn 40 (indicate street address, 10{ and bfock number or metes and bounds description) 3. Present zoning _O#CuLe CO) 4. Lot size 4,600 SÂ® PTÂ· 5. Applicant' s name, address and phone number Ja 4Â¢r444 aort: 1Rm 1.17- see'D 6. Reprpsfntative's name, address, and phone number Câ€¢11Dr|vt CUMMUL 9-â€¢41%46'20 '49,-l A.te., Aâ€¢p-, co . ./I 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Â® Final HPC 8040 Greenline Conceptual PUD X Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., nurÂ®er of b,drooms, any previous approvals granted to the property) TU. 2*'whkâ€¢4 Vk:+06- k,huu A curr*u+4~ UMâ€¢1 95 .AU .pact Â®,upt-fe' aâ€¢ prpehteâ€¢fA+14- ,0/7 0- 9. Description of development fapplic~ion Re-Od#i .~4.4 0%,eÂ·~0â€¢~ ber $/,0444 b,t; td64 wift re-fIAÂ¢â€¢ed w itÂ¢t e Aâ€¢w OÂ»*lâ€¢ râ€¢of-. 1 0. Have you completdtl and attached theFollowing? ~ Attachment 1 - Land use application form % Attachment 2- Dimensional requirements form * Response to Attachment 3 X Response to Attachment 4 11111111 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: de(6., Meora/ R) u.a Furni,41 *.I. Address: .i.&,l *95.41"ml + S.k, pu.va.., ezk.=060 Zone district: 84'te, C O )1-L Lot size: d|-,660 04+ â€¢11 A . Existing FAR: .2499%,4 1.Pr' 4+. Allowable FAR: '-" - s...+4. Aee =Hect.J c.ki) Proposed FAR: 3,(ber, 9 â€¢49*+1 Existing net leasable (cdmmercial): . 1,117.O 001.0,#1 Proposed net leasable (commercial): 9 6618.0 44â€¢ -r, I Existing % of site coverace: I Proposed % of site coverage: Existing % of open space: Proposed % of open space: Existing maximum height: Principal bldg: 2'5 ~+. Accesorv blda: Proposed max. height: Principal blda: 01â‚¬-Ph Accessory bldg: Proposed % of demolition: ( 0'70 Existing number of bedrooms: 9 +M 4,0 Proposed number of bedrooms: O,Le- Existing on-site parking spaces: .11Â» o On-site parking spaces required: +WO Setbacks Existing: Minimum required: Proposed: Front: 9:St: Front: 25.6 4, Rear: Rear: Rear: ckÂ¢ 44Â·, Combined Combined Combined Fronurear. 1~)/~ Front/rear: N,~~ Front/rear: P/A& Side: 51 1744, Side: 15 -rre side: 9,17*ft Side:(544)4,4 06 Sica: -64,6 SideG+-01?444, Combined Combined NA Combined Sides: N/~ - Sides: Sides: 9/A Existing no confor .ities or encroachments: 9/6 69+reeÂ© BU re,r 44 0,(le.}3As:6,+ -rolpâ€¢4,-1019 â€¢4~2:27 +4...g.4 5.5 . cerpr,1-. T-k 04-kofâ€¢ Wi, bl r~-al- 2 3 -14, (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sp.ft., site coverage var ..rce up to 5%, height variations underthe cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) . r ATTACHMENT 3 GENERAL SUBMISSION REQUIREMENTS All development applications must include the following information: Â¥ 1. The applicant's name, address, and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone Pi number of any representative authorized to act on behalf of the applicant. * 2. The street address and legal description of the parcel on which the development is proposed to occur. * 3. A disclosure of ownership of the parcel on which the development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and ail mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and ... demonstrating the ownefs right to apply for the development review. X 4. An 8 1/2" x11" vicinity map locating the subject parcel within the City of 0 Aspen. 0 1 Â¥ ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS: MINOR DEVELOPMENT REVIEW All applications for minor development review must include the following information: ~ 1. If determined appropriate by the Community Development Director, a site plan or survey showing property boundaries and predominant existing site characteristics. ~< 2. An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development. '* 3. A scale drawing of the proposed development in relation to any existing structure. * 4. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application, including a statement of the effect of the proposed development on the original design of the historic structure (if applicable) and character of the neighborhood. 0 0 UO/UD/Utl '11[U 12:UD VAA JUJJDDJ.412 LIJ UINA 121 UUZ May, 6. 1999 11:1!AMÂ· CHARLES CUNNII-tt All,MlltÂ£10 11),IIUL 1 â€¢ 6/ L 1 r CHARLES CUNNIFFE ARCHITECTS ~ 610 E Hâ„¢AN ASPEN CO iliu ~ -925 â€¢5590 M~70 - 915 â€¢ 5076 ARairracrubL PAX 978 - 920 â€¢ 4557 WWW.CUNNIFFE.COM CHAN.1.85 I. CUNNIFJm, APk PRJNCUAL/CEO L;NvER. C.DERBINGTON, AIA PRINCIPAL GARY B. FERGUSON. AIA ASSOCIATE GEC)FFREYLESTER, RA ASSOCATE May 6, 1999 JENNIPEA R. COHEN ASSOCIATE DOUGLAS REINHAR!77 ASSOCIATE ASCENZO PIGIACOMO Amy Guthrie, Historic Planner \ ASSOCIATE Aspen Community Development 131 South Gatena Street Aspen, CO 81611 Re: Proposed Alterations and Additions to the Historic Victorian Residence/Office Building at 332 West Main Street Aspen, Colorado Dear Amy, I hereby authorize Charles Cunniffe Architects to represent me in processing the application for Minor Development Review before the A spen Historic Preservation Commission. Sincerely: Je~ffrey,Mbore Djuna Furnishings 221 Detroit Street Denver, CO 80206 (303) 355-3500 ARCHITECTURE - PLANNING â€¢ INTERIORS ASPEN - CARBONDALE â€¢ TELLURIDE - VAIL Received Time May. 6 1:03PM HLM,1 ,. ATTACHMENT #2 JOHN R. SEALS. M.D. BOA}D CER?IFIED IN ADULT AND CrULD NBOROLOUY TEXAS NEUROSCIENCES INSTITUTE 4410 MEDICAL DRIVE, SUITE 400 SAN ANTONIO, TEXAS 78229 (210) 615-2222 Mr. Mitch Haas, Planner Cie Of Aspen I 30 South Galena Street Aspen, Colorado 81611 RE: APPLICATION FOR CONDITIONAL USE Dear Mitch, We are the owners of the butkiingÂ· located at 334 West Main Street in Aspen. Mr. Jeffrey Moore is a prospective lessge of the building. We hereby authorize Mr. Moore to submit those appllcations to your olyice That are necessaryfor him m be able to occup, the premises with his home fu, nishings store. Should you have any need to contact us during the course of your review of thia upplicallon, please do so through Alan Richman Manning Ser,kes, who is Mr. Moore's representative for this application. Sincerely. JA, 2 n Aud (Elat.* AL â€¢Carolyn and John Seats 4414 Medical Drive. Suite 400 San Antonio, Texas 78229 Received Time May, 6. 10:32AM ALAN RICI-tr*Hr, , vet, 31.1997 8:59AM $]ILI~ COUN?YTITLE No. 1 877 P. 4./8 f FNT ATTACHMENT #1 COMMIâ„¢E!Â§Â£2MTi E INSURANCE 1. Effective Date, 09/25/97 at 08:30 A.M, Case No. PCT12302C2 2. Policy or Poliniss to be iB:#ued: (a) ALTA Ownerts Policy-Form 1992 Amount$ 1,000,000.00 Premium$ 1,172.00 Proposed Insured: Rate:RE-ISSUE RATE JOHN R. SEALS M.D. and CAROLYN SEALS (b) ALTA Loan Policy-Form 1992 Amount$ 800,000.00 Premium; 70.00 Proposed Inauredt Rate:COMPANION NORWEST RANK COTORAnn, N.A , IT,9 SUCCE.C.gORS AND/OR ASSIGNS 3. Title to the PEE SIMPLE estate or interest in the land described or referrod to in this Commitment ia at the effective date hazeur vested in: THAMOR CO. A FLORIDA CORPORATION 4. The land referred CO in this commitment is situated in the County of PIT'KIN, State of COLORADO and is described as follows: LOT K AND THE WEST 15 FEET OF LOT L, BLOCK 44, CITY AND TOWNSITE OF ASPEN. PITKIN COIINTY TTTLE, TNC. Schedule A-PG.1 601 E. HOPKINS This Commitment is invalid ASPEN, CO. 81611 unleee the Inouring 970-925-1766 provisions and Schedules 970-926 6527 FAX A and B are attached. AUTHORIZED AGENT Received Time May, 6, 10:32AM ALAN RICHMAN 9419 1147 0 ve t. 31,!997 Â· 9: DOAM PU,UN COUNTY TITLE No. 1877 P. 5/8 4 I rn. ' REQUIREMENTS SCHEDULE B - SECTION 1 The following are the requirÂ®ments to be compiled With: ITEM {a> Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to joe insured, ITEM (b) Proper inatrument (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 0 f Trust from : THAMOR CO. A FLORIDA CORPORATION to the Public Trustee of the County of PITKIN for the use of : ALI)INE BANK ASPEN original amount : ~ dated : April 17, 1935 recorded : April 26, 1995 in Book 779 at Page 454 reception no. : 380807 2. Deed from : THAMOR CO. A FLORIDA CORPORATION To : JOHN R. SEALS M.D. and CAROLYN SEALS 3. Evidence satisfactory to the Company that THAMOR CO. is a duly existing and vâ€¢lid =orporation exiatiug pursuant to Llte 1,iw,5 vf Lhe State of FLORIDA, must be delivered to and approved by the Company. NOTE: Evidence satisfactory to the company as to the authority ef the person(s) executing the above document(s) must be provided, subjecr. to any additional requirements deemed neceSSary. 4. Dead of Trust from : JOHN R. SEALS M.b. and CARoLYN SEALS to che Public TruMtee of the County of PITKIN for the use of : THE LENDER TO BE INSURED HERRTTMDER tO secure : -I'llill= 5, Evidence sati p.factory 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 exdmpted. 6. Certificate of nonforeign status*executed by the transferor(s). (This instrument ia not-required to be recorded) 7. Completion of Form. DR 1079 regarding the witholdlag of Colorado Tax on the sale by certain persons, corporations and firms selling Real Property in the State of Colorado. (Thie instrument is not required to be recorded) 8 Evidence satisfactory co the Company that The Declaration of Sale, Nellce LU Counly Aestiwwor as required by H.B. 1288 has been complied with. (This instrument is not requirel 1-0 be recorded, but muet be delivered to and retained by' the Assessors Office in the County in which the property is situated) . Received Time May. 6, 10:32AM ALAN RICHMAN VZ40 4 1 4 4 Â·Â· Vol, 31. 18y7 9:00,AM ~~~Kill COUNTY TITLE No. 1877 r. 0,/ 6 A 'B .. 1 [ m. SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to bw its.ued will concaln exceptions to the fellowing unless the same are disposed of to the satisfaction of the Company: 1. Righte or claims of parties in posseasion not shown by the public recorde. 2. Easements, or claims of easements, not Bhown by the public records. 3. Discrepancies, conflicto in boundary lines, shortage in area, encroachments, any facts which a correct gurvey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, 01 sight to a lien r for services, labor, or material heretoforA or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens. uncumbrances. adverse claim# or olher mar.r.Ara, i f any, created, first appearing in the public records or attaching subsequent to the effective date hereof hut rri or t.n the date the proposed insured acquiroo of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tar, Apacial naccomment, uhAIge or lien imposed for water or obwer marviac or Zot any Â©thar ~pecial taxilly dibit.Tict. 7. Rescrvations and exceptiona am met forth in Lht, Deed from the City of Aspen recorded in Book 59 at Page 541 providing as follows: "That no title shall be hereby acquiied lu any mine of gold, oilver, cinnabar or copper or to any valid mining claim or possession held under exisLing laws". 8. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 60, Series of 1976 recorded December 9, 1976 in Hook 321 at Page bl. 9. Terms, conditions. provisions, obligatione and all matters as set forth in Ordinance No. 3, Series of 1977 recorded March 15. 1977 in Book 325 at Page 942. Thiw commitment is invalid unless Schedule 8-Section 2 the Insuring Provi gi onA anrl Schedules Commitment No. PCT12302C2 A and 2 are attached. Received Time May. 6, 10:32AM ALAN RICHMAN 9201125 P.05 11 1 t DEED OF TRUST (Colorado) 1. Grantor: John R. Baal. Carolyn Reala 724 N. Saint Mary'g San Antonia, TX 78205 2, Beneficiary: WORWEST BANK COLORADO, NATIONAL ASSOCIATION 119 SOUTH MILL ASPEN, CO 81611 3. Trustee: The Pi,hllo Trustee for the County In which tho proporty lo located. 4. Property: The following land InDETKIN County, Colorado LOT K AND TES WEST 15 FEET Or LOT L, BLOEK 44 CITÂ¥ um TornI#Iwn OF Ao,21<. COUNTY OF PITKIN, STATE OF COLORADO 5. Obligations: (a) All Indebtedne58 evldenoed and created by the following described promissory notn (tha 'Notel payable to the order of Benellolary, and all renewals, extensions and amendments thereof and substltutions therefor. Date: January 16, 1998 3 Amount: n Maturity Dato: January 16, 1 994 1 Maker (ir other than Grantor): (b) future advances made by Beneficiary on or before the maturity date of the Note plus interest thereon provided any required notice of right to rescind or cancel haa been given: (c) all expendltures made or Incurred by beneficlary pursuant to the provisions of the Note and this dead of trust together with Interest thereon. (d) other: 6. Conatniatian Mortgage: If checked here C ) this deed of trust secures anindebtedness for constructlon purposes as described In CRS (1978) section 4-9-313 THE GRANT, TERMS AND CONDITIONS BELOW AND ON -rHE He,ft,(St WDE AHt A PAHI' pKI HIS DEED OF TRUST AND ARE HEREBY INCORPORATED INTO IT. Date: January 16. 1998 x.k;.*.....,'2~0.0*,u) a("5.3/* 8.al" 1 * 4 -u~Un <2 Ii# ~ 401~'~<4 TRACY 8. FRENCH K Cately# s eal. 0 My Cuumilision Explros Attest: P C i ... 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I i 535-33 331-29 327 -25 323-2/ 3/9-/7 -30Y 30-9 307-5 3034 235-33 231-29 227-5 229-/ 2/9-,7 2/61 0 ud, TW .17~z~ 1 4 0-0 ' ti 4 9---m ,x71 Â·,.w h . 4 -,36' U , 4-46. 31 0 1-: 4 L.-1 0,-â€¢ k . â€¢ 1'/6. 7 U 69.%1' 4*11 10"511 4 ,~44 . 0) co % fif tff~ 77.21 4 tÂ¥411 % .1 9%* 11 - 2 If- 4 4 -- K , ----p -L...ali R Alp' 8 LE C 1 \ A 8 C. DEF DE FGH, 4-73>Drd 0 Â£/6.lif.â€¢84, | ~T, 1/ XI /.< 0-:2 -Cx I . [5 'B>< A-R 42 08 /06 104 )00 CHARLES CUNNIFFEARCHnECTS 4'r,/2 4* --,=-- 1 \* # '12 'f' 2 -3' 610 E HYMAN ASPENCO -- 81611 --6970 0 925 0 5590 ~ â€¢ 925 â€¢ 5076 ,/al FAX 970 â€¢ 920 0 4557 WWW.CUNNIFFE.COM CHARLES L CUNNIFFE, AIA PRINCIPAL/CEO JANVER C DERRINGTON, ALA PRINCIPAL GARY B. FERGUSON, AIA May 21, 1999 ASSOCIATE GEOFFREY LESIER, RA ASSOCIATE JENNIFER E. COHEN ASSOCIATE DOUGLAS REINHARDr Amy Guthrie ASSOCIATE Historic Planner ASCENZO DIGIACOMO ASSOCIATE Aspen Community Development City of Aspen 130 South Galena Street Aspen, CO 81611 Re: Djuna Fine Furnishings 332 West Main Street Aspen, Colorado HPC Minor Development Review 0 Dear Amy, As we discussed by telephone, the proposed upper level/pitched roof addition at the North (alley) end of the existing structure is considered to be increasing the existing non. conforming encroachment. Current zoning requires a 15.0-ft. setback from the rear property line. The wall of the existing structure has been surveyed to be 10.1 ft. Therefore, we are requesting that a setback variance of 4.9-ft. be granted by HPC for this project. We would like to be placed on the agenda for the June 23rd meeting. Please let us know if this can be arranged. We will be glad to provide any further documentation you may require. Thank you for your cooperation. Sincerely, Ja0er Derrington, AIÂ¥ Ploject Architect ; 0 ARCHIrECIUREâ€¢ PLANNING â€¢INTERIORS ASPEN â€¢ CARBONDALE â€¢ TELLURIDE â€¢ VAIL 0 0 0 1 /41\ It r-- ----ly//////// 1 1 'j/lll///l/l 1 1 1 -1---1-li. / 1 I l 1 1 1 1 Â£ 1 e 1 1 15 11<L AJ--1Ii ~~ ~ ~ ~ ~ 1 ~3i I i. 1 4 2 Ill 1 1/ V 13 7 / 1 1 11 1% DJUNA FINE FURNISHINGS CHARLES CUNNIFFE ARCHITECTS i h z P P B . 610 EAST HYMAN AVE. â€¢ ASPEN, CO 8!611 â€¢ TELE: 970925-5590 â€¢ FAX: 970920-4557 1 2 1 , 502 MAIN 51 * SUITE 232 â€¢ CARBONDALE, CO 81623 â€¢ TELE: 970963-6394 â€¢ FAX: 970963-6399 332 W. MAIN ST, 220 E COLORADO AVE â€¢ TEUURIDE, CO m435 â€¢ TELE: 97@25-3738 * FAX: 97092&-9567 El] ASPEN, COLORADO 81611 0103 EDWARDS VILLACE BLVD. STE 1205 ' EDWARDS, CO 81433 * TELE: 970926-6590 ' FAX: 970926-6525 91:Eg :9T 666I 'LI 'Aew ut~p'I $28%66\8;66\:d CONCRETE PAD NÂ¥-Id 31IS 9 - 0 1 1 11 â€¢a 11 I1 P--------4 9 li ./FY N .y 1I 4 23 ------JI UVING ------- gl 1 [*] cil - KITCHEN 8 imil LU ~~~~ IE - n r 6 i#*? KITCHEN OFFICE BATH 1 7-1 31 71 ~ !2= h ILl. 1Â· Arl j t~11 1 / lIN *UILF. uJ 0 0 9 i! 1 S~GE GO MECHANICAL - ~~ ~~~~~ - m *i~~ OFFICE 0 - = l Vy C/-1- - - U 1,1/2 9 ' 0 l- 13 % J L 1 2 OFFICE 1 COMMUNICATIONS ~ LU Z m J OFFICE - D r.-1 -0~/2- 4 7 \ / DRAWING BASEMENT / MAIN LE/EL - FlDOR PLANS (EXIST-ING) JOB NO. 9918 DATE 5-12-99 0 BASEMENT LEVEL FLOOR PLAN (EXISTING) Â© MAIN LEVEL FLOOR PLAN (EXISTING) A2.1 14" . r-O- 94"Â· r-(r SHEET OF DcnemOH! alâ€¢ZLE Cl~,12 ARCinEC US NIVIN 'M Zâ‚¬Â£ LL919 OCIVIO-100 'N3dSV fl , /0 0 8013 0 =48 Ill! %g51 N iii? te NliNE STORAGE 18,Q I I * 2-020 r---- 1--] N co d E # 0 2 1rji_ - 53 1 % iu MI OFFICE =C imgm 0- li U *5181 DN 1 V ..4 4 -2.-1 ly 1/ L. - il- - 43 i Amc OFFICE 2 2 z m, .... r / / 3 Z \y/ 5 V l DMWING SECOND / - IUTIC UNEL FLOOR PLAN (EXISTING) JOB NO. 9918 DATE M2-99 rh SECOND LEVEL FLOOR PLAN (EXISTING) ~ ATTIC LEVEL FLOOR PLAN (EXISTING) A2.2 SHEET OF IN'.'Ir a,Ing al'=FE ARamEC p: \9918\9918822.dgn May. it, 1999 16 41:34 IVW'AA Z E LL9LBiSÂ°CVMO1O3 'rdSV 0 lilli I j Â¤ ir--------' I D WALLS TO BEE =711/ 9 REMO/ED ~0---w-Â·<-,~,~i~<U:~ f li -WMS TO BE REMO~ED 1--ANI \ =FT E liti 1 DWL IGTCHEN--- t; 202? Z .&.% ... 11 7[7 --------Â· M li/i 1 1,18 -WN.LS TO BE REMCNED*r . 2.0. L UL__ 31 -- 1 8 5 ~ 4 -2~8 1 iii i h L , U *90E - - - 5 9 WS<3 - STORAGE O/ * I. 1 -- 1 21:31 MECHANICAL . Z *Mula 0- - 1 -u RETAIL _ 1 \7- UP ..,WALLS TO BE REUCNED (J 1 - I L - -1 3 LL ../ COMMUNICATIONS 1Â» 1 ] Z D 1-, 1-1 7 \ / DRAWING BASEMENT / MAIN LEVEL FLOOR PLANS (PROPOSED) 108 NO. 9918 DATE 5-42-99 /h BASEMENT LEVEL FLOOR PLAN (PROPOSED) Ch MAIN LEVEL FLOOR PLAN (PROPOSED) A2.3 SHEET OF Dmeâ€¢GOGIT 01Â¥1$ OUNNIE /23{IEC 0. \9918\9918823.dgn May. 11, 1999 16: 41.54 US NIVW'M ZEE IL9 L9 OCIVNO1O3 'NEIdSV i '' â€¢ /. 1 OPEN TO - BELOW - ~ BEDROOM --- R i i /1 - /OPEN TO BELOW \ E Im -1- .*.2 R HALL. --------- W 1 *25* STORAGE ~ il f i imjaol 6 .0,9 42 2 1 ini 1 - L./I:51 - 2 8 1 2 1 2 @BEW r ---- 8 @-8,2 1 - BATH 3 *?im CX M RETAIL --- 1 @5230 il - U aNiMal Z jigism uP O---7 1 CIJ I U I ..i .-- Il 111/7 z ATTIC % 1 08 m Z U.1 2 ~> m - 6 M, .. 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B ...4 DJUNA 1 1 81?OSS SOUARE SQUARE FOOTAGE .0 i ' FOOTAGE APPUED TO FAR Ir------ -i v 37 EXISTING lovil 0 - 1 1 4 1 UNNER LEVEL 7065 SQ.FT. 0 11 1 ENTRÂ¥ LE/EL 14526 SOFT. 14525 SaFT. L_- , 1 â€¢I UPPER lEVEL 10092 SaFT. Â£0092 SaFT. 'F:m-Z' 1 1 L +69 0, 1 1 Arric u 5306 SIFT. 530.6 SaFT. I TOTALS: 36983 SO.FT. 2992/1 SO.FT.â€¢ PRoposED - LOWER LEVEL 7065 SOLFT. 0 i Vi'llillillil/\ - 1 UPPER LEVEL 12021 SaFT. 12027 SO.FT. 14525 SaFT. ;1526 Sa.FT. 1 I AnÂ·/ClEVEL 5305 SaFT. 5306 SIFT. 4 1 TOTALS: 38924 SaFT. 31859 SaFT.â€¢/- 4 1 .1139***93; 7 ---1 1 *WAXIMUU AUONABLE ADDED FAR FOR Hlt MINOR DEVEWPMENT U co. IS 2500 90-FT. PROPOSED ADDED FAR Â· 193.5 SO.FT. 0 11 -: 5~11-.#9'%Mi:filli/ll EXISTING PROPOSED -59 MEET- LEASABLE AREA ENTRf LEVEL 8250 SaFT. ENURÂ¢ UNEL 11020 SaFT. 1= 2%17 UPPER LEVEL 5120 SIFT. UPPER LEVEL 940 SO.FT. r--2 706.5 0, ATTE LEVEL 4600 SJFT. ArTIC LEVEL ~mn U 0 2 # 1 TOI-ALS. 17970 SO.FT. Â£160 SaFT. K 1 I 1///iMET/X. PORCH SQUARE FOOT#GE E FRONT 2326 mFT. El#CK 480 SaFT. 1 I I // 2 18:, TOTALS 280Â£ SaFT.â€¢ â€¢PER ORD.30 - PORCH AREA IS NOT APPUED TO FAR 2 8~0# Â» A//0/E pm 8 finz . 11 = 8 //V 7 -LOT SIZE Â· 4500 SIFT.X 15 Â· 3375 St.FT. - El i! 2 LU 3283 2.<> <7 EXISTING BASEMENT /-\ EXISTING MAIN LEVEL C-) 0(ISTING UPPER LEVEL C-) 0(1STING AlTIC R i.,1 3 ~) 'A" Â· 1.-9 L.j 'A" - 1,-O. dj 94" - r.0. 1 4%98 U @912 0 F---- Ir-------- 1 1 -JI Ir 1 34 1 'F=.=dJ 4 ~m 0." 1 r- 3 il -7~ i= 2 4 1 4 1 2 ca 4 1 r-- t 1 Fl â‚¬//4//// \ 1 0/1 r, 1 - 1 - 1- EÂ« 2 7 1091 4 Al 1 3 ar--2 706.5 0/ - k p//// 4 E fiÂ« 0 01.VING FAR CALCUIATIONS 1 0,> 1 1 111111 JOB NO. 9918 1. DATE 542-99 1 O 9 SHEET Na C) PROPOSED BASEMENT /--\ PROPOSED MAIN LEVEL C-) PROPOSED UPPER LEVEL -7 PROPOSED ATnC FAR 47 94- - 1,-O- U * . 1,-01 Vi) 'Al - 1'-0. (i) 'AlÂ· r-o" SHEET OF Doopmarr a'li' cull...."I p: \9918\9918far.dgn .May. 11, 1999 17: 19: 05 '-LS NIVW 'M ZEâ‚¬ LL919 O(]VM0100'NEIdSV N > 61 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director 9%1 Joyce Ohlson, Deputy Planning Director J,to / FROM: Amy Guthrie, Historic Preservation Officer RE: 240 Lake Avenue- Remediation Plan DATE: June 23, 1999 SUMMARY: At the May 26Ih meeting, HPC held a site visit to 240 Lake Avenue and was informed of violations of approvals during the demolition phase of the project. The owner's representative was directed to prepare a remediation plan for HPC review and staff is to address potential misrepresentations to the HPC by the contractor and architect. The attached remediation plan outlines how the east and west walls of the courtyard and the north and east glazed exterior walls will be reconstructed. Following are staffrecommendations for HPC action. STAFF REVIEW: 1. Courtyard Concrete Block Walls. Because the block walls did not have standard reinforcement, they collapsed during demolition of other areas of the existing house. The proposal is to reconstruct them to match the previous appearance, with the necessary reinforcement. Staff finds this solution acceptable. 2. North and East Glazed Exterior Walls. Because of the HPC approval to remove the roof over the rear portion of the house, and the staff approval to replace non-original glazing, relatively little of the north and east glazed exterior walls was to remain, however some original materials were removed without approval. The proposal is to reconstruct this wall using Bayer's original plans, including detailing which had been altered through remodels. Staff finds the attached plans and details acceptable and a good opportunity to restore some ofthe original character ofthe building. RECOMMENDATION: Staff recommends that HPC approve the remediation plan as proposed. Exhibits: Resolution No. , Series of 1999 A. Staff memo dated June 23, 1999 B. Remediation plan 16, 0 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION 0 APPROVING THE REMEDIATION PLAN FOR 240 LAKE AVENUE, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, on May 26, 1999, the Historic Preservation Commission reviewed violations of approvals that had occurred during the demolition phase of the project at 240 Lake Avenue and required that a remediation plan be submitted; and WHEREAS, a remediation plan was submitted for review by the Historic Preservation Commission at their regularly scheduled meeting of June 23, 1999; and WHEREAS, the plan addressed two areas of the building; the east and west courtyard concrete block walls and the north and east glazed exterior walls; and WHEREAS, Amy Guthrie, in her staffreport dated June 23, 1999, performed an analysis ofthe remediation plan and recommended approval; and WHEREAS, at their regular meeting on June 23, 1999, the Historic Preservation Commission considered and approved the plan by a vote of_ to _. 0 NOW, THEREFORE, BE IT RESOLVED: That the remediation plan for 240 Lake Avenue, as presented on June 23, 1999, has been accepted by the Historic Preservation Commission. Approved as to Form: David Hoefer, Assistant City Attorney Approved at to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk June 11, 1999 Amy Guthrie Historic Preservation Officer City of Aspen Re: 240 Lake Avenue Remediation Plan Dear Amy: The following remediation plan for 240 Lake Avenue is presented for review and approval by the Aspen Historic Preservation Commission. This plan addresses two specific areas of concern: the failed concrete block walls ofthe private courtyard and the north and east glazed exterior walls ofthe house. These areas are highlighted on CCA's drawing A2.2 attached. Courtyard Concrete Block Walls As I previously discussed with you and the members of the Commission present at the May 26, 1999 HPC meeting, the failure ofthe plaster-covered concrete block walls in the private courtyard resulted from unknown, serious deficiencies in the structural integrity ofthe original construction. Bayer's original wall details and standard building practices call for several means of stabilizing wall reinforcement in the concrete block walls. In fact, none of these were present at 240 Lake Avenue. We propose to reconstruct these walls as follows: â€¢ East Wall: A 6' long section will be reconstructed north ofthe glass stair hall. A 16"long section will be reconstructed south ofthe glass stair hall. (See Block Wall Reconstruction Elevations.) â€¢ West Wall: An 8' long section will be reconstructed. (See Block Wall Reconstruction Elevations.) â€¢ The concrete block walls will be reconstructed with a stacked bond to match the original installation. â€¢ As required by building codes and standard building practices, steel reinforcement and grouted cells will be concealed within the new walls. â€¢ The east wall will be reconstructed on a new concrete footing with concealed steel dowel anchors. â€¢ The west wall will be reconstructed on the existing footing. New concealed steel dowel anchors will be added to this footing. â€¢ New stucco will be applied to the exterior of all concrete block walls, including the reconstructed walls, as previously approved by HPC. 6.6 l664 8 North and East Glazed Exterior Walls The recent analysis ofHerbert Bayer's drawings for 240 Lake Avenue indicate that these walls have been modified from their original configuration. Changes included additional wood trim and casings that concealed the original 4" x 6" structural mullions, the replacement of original single glazed windows and doors with insulated glazing, the replacement of a full glazing panel with a stucco panel to accommodate a fireplace in the living room, the addition of plywood panels to some glazed areas, and the easterly extension ofthe north wall to accommodate a later expansion ofthe dining room and kitchen. The previous HPC approved elevation is indicated on attached CCA drawing A3.2. The intention in the CCA drawings is to maintain many of the later modifications such as the additional mullion trim and casings as well as the stucco panel at the fireplace location. We propose to reinforce Bayer's original design intent in the remedial reconstruction of these walls. The proposed elevation and associated details are based on Bayer's drawings, and they indicate the following: â€¢ Install new, exposed 4" x 6" structural mullions the full height and length of the reconstructed walls. The original drawings for 240 Lake Avenue clearly indicate that this was Bayer's intention. â€¢ Install new insulated glazing and glass doors, as previously approved by you, ina manner that eliminates the extraneous wood trim concealing the structural multions. This will be consistent with Bayer's original detailing. Some adjustments may be required due to current structural, glazing and door manufacturer requirements; however, the final details will satisfy the original architect's design intent. â€¢ Replace the stucco panel with glazing to restore this area to its original appearance â€¢ Replace plywood panels with glazing as previously approved by HPC. It's unfortunate that we have lost some ofthe original materials from this modest building by one of modern Aspen's most important figures. But, I believe this remediation plan will result in a completed project that is more successful in reinforcing and displaying Herbert Bayer's design philosophy and intent than the previously approved scheme. Appropriate approaches to the preservation and restoration of modern architecture is only now evolving. Many leading international preservationists have recently banded together to form a group called Documentation and Conservation of Buildings, Sites & Neighborhoods of the Modern Movement, or DOCOMOMO. In a recent collection oftheir writings, the following view is presented: "A new and appropriate preservation philosophy has to be based on the very ideals that have given these buildings their meaning and form. That is to say that the significance will not be in the intricacy of its stone carvings or its mastery of repousse copper but in the principles ofthe new design, the sleekness of its forms, and the transparency of its architecture. Therefore, the authenticity of the original design ideas has taken on an additional significance. If preserving historiq architecture thus far was about saving intrinsic value ofthe design and the craftsmanship, then for the architecture of the modern movement in particular it must first and foremost be about safeguarding the intrinsic value ofthe original design." With HPC's approval, the implementation ofthis remediation plan will result in a project that successfully reflects and enhances the Bauhaus ideology that informs this house. I'm confident that we can provide you, the members of the HPC, and the citizens of Aspen with a completed residence that is worthy ofthe landmark designation that has been granted. Sincerely, imitt l V Uvr Gilbert R. Sanchez, AIA .0 ~ M '~ -*,%20;Y~~Â·<Câ‚¬*h,?;y,1..497+44.16/4;322:2*Â¢~ 4:27 */1.i~@atf~Ff '~r>,190~*4#~r'Â·'Â·7Â·'Â·tâ€¢#Dat ~L, + r..1 .. . 4,2 ,~ ' t v j:- Â· +,PR,77!Â·'%-1-~~334Â· 04*:Impprx~-gim ~.~~-~.23~.~.:~?.~':; 4Â·Â¢>'Of 4-' ; f ,0- _ Â· -, * . -1 Â·Â·,Â·. -' -'Â· Â·Â¢:lU. .Â· .9Â·' *F-jl,3,0c-Â· 0-'c,r ,A';?Jâ‚¬~{~~5,~~Â·Â·,~~D~-~.2;JÂ·,t' 1-yY'fÂ¢K?yÂ·kff,gi:52;I'Â·i#LF'J~:'~~~i~~C~t:. ~Â·%2.~ I ),I .7. N L 9 9 09 + e *Â® 9 0 9-0 12-0 . 1 35>(7 . 4-9 . <-6. Y 1% 1 St Â·t~ 09 -Orn El / ~ ~ 7=T--An. Â® h Â£ 1 1 4--ILQI41-SÂ¤Â·thLR|4 inglitÂ· 4.- r % (% 121 4 J~ I I Mi IRTÂ¥'flarlyÂ°liT *'-' . r~T -F Y _-_~_-_ +4-ti .el Bo. 1 #3101 - '4Â® Ra 40* 3 4,/, r *47~ 9 4 1** I RD. r. 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U TO BE REPUCED 5 TO BE REFURBISHED AND I~'villl'Ylli RETNST#LLED rD EXISTING DIRECT [/8 G\ VERrICAL TEG CEDAR 11- . V WOOD S/ONG 4 247. Â® NEW STUCCO rn PEiUA,T SEr 11-1-98 l 8 PROPOSED NUMINUM CLAD V WINDONS CONSTR. SET 4-4-99 rp, PROPOSED STEEL FRAME 11 11 lilli 11 mlmillillillitil Ilo_Â®Ill -- ...'..,1-9 $ =fr. lili | B NEW 0/RECT SET W/Noavs \.) WINDONS 0/ TINTED GLASS U TO WATCH EXISTING - @ 10111 01 @ %4 -S=-2 E..../../...%. - r41 ,~ 1 ~ 111111111 1 I rrn~-T-1 01** - 00~ lili'll'i .....I . 0-11*r I Â· 32/ - 011 UPPER FLOOR 1 1 1 9 ELÂ·}09'-e 0 Â® 4 2%2; PLATE HT. .NEF .. . .~ .. 1 1-1 @ Ch rk : = 1 (Fl -. @ mys; . @Â®el :Â® 0 0 0 0 ....9 0 & @i $ =1:7 UNN FLOOR 4 EL-/00'-CT ~ . 9 LADDER AND GRATE _ ~ 1 6 1= r- w 11 jk9 2 8 1 g. PER UBC. -11 11 4 3 a 1-1 1 1 1 N . n NORTH ELEVATION C~ 2 -- ,11 ---Ii- -1 6 4 11 1 g Z 2 U 0 @ 60 /h,Â·-v-1 ~ 3.3 ~:EjEAD r T f 1 1 LIU U 1 '" Z LU 91, 1 9 80 U ult,l~fl /7.\ 9 ~ mwâ€ž. mu @ 21 Lfi~ . 1 Mna - f&..r I 1- Mi m Z $ ~ :1. 331%5Â®GH...."..~a~Â·Â·...0 ..1 l h 0 2 I 'fi -:ET-Â· -~l - -l- - ------ ---A~8-4 * EX/STâ€¢G PLATE NT. @i - ...2 :ri.Fff.:Â·jib<f....4.2:.2.....i:. 7 EL-108-r .*adih ... r .. /7-\ MEy ...... $ =17:SUR DRAWING NORTH AND WE51 ELEVATIONS - tA TERRZE ~ 10' ELE-E C-) WEST ELEVATION JOB NO. 9746 d./ W . r-0- DATE 4-1-99 SHEET NO. A3.2 SHEET OF 21- ~: t my.=1 /9-0 aN- Aaa= - 'I- . S13311 HOMV 33:!IN Dk139N33219 Â£65â€¢-OM't}Â£6 OtÂ¥d . 065~-fz60Â£6 Â£996-9Zb026 0(VI . 9[ZE-GUOÂ£6 11 0103 '3 0:Z BANEIAÂ¥ DIVI 042 + Utt'*Me, Â· L Â»02,*44244â‚¬4J .....:-:t' -"; 4...'i: .:Gi,Â·â„¢09Â¤Â· .f.AERA - - L ~=~~~=-~~~~-<:t-irÂ·~Â·.E:0':..u--Â· .. i . .. 1 111 .. 44 3'Y I I 1 . C k. %, 1 FIKEP <26 FOL. FLAIg 1 '.:'P.1 1 1 . E- . .- E'.LE'.MI..... PATIO.Â· 7 g ! Â£50)Ve#f:E *"c,c tu,u- 76 82 /*bugzuc:ZIPÂ£2> 1 1 -f -1,1 1,1 81Â·111 1-1Â·Â·~ . TA*us,Te Â»1 afft==Tr.. i A H#~~-1-- 1.4-â€¢ 344/1 1 1 :i. : iii: R It h 't;r 1 1 (11.1 :th - 1:li /1 . :ct i C t)'l - 4 (E~ 1 NfR .:Â·ijil VAl 6 + ,.i: .f . 11 1 M 1 . 1 1 2 4.. *11! 1/ .1. t. 1 1, 1 - - 11% - - l' 1 +1 11 . 240 LAKE AVENUE REMEDIATION PLAN Gilbert R. Sanchez, Architect 215 S. Monarch Suite 202 Aspen, CO 81611 Block Wall Reconstruction 970/544-5999 0 . 0 0 rad' Ml 11 1 4 =-r 1. -- 4%-I - .- - '-,-" . ... 1 1 2 1 111'll mi - Ilill! lilll ll!! Illtl~lmilll - . 1 1 .1~1111111 75 9.- 1 Â»~-t'23'51 i A . -- 0 1 P: ' ~ |E~L.~~LOOR ' Â® 10 ~ -6- O.01 0 ~1 e [el a I e ll Â®f~ 11 @ 1' @ ~14119 '1 Â® --- 4 'EXIS~r~ PLATE 'A.-- -- .. - 5111- -- 0 /0.-4 -cy) G) A O 0@e @ e -V el @ " ,- 1 ' I ' - , 9-(f) p -J 6â€¢ODER Avo GRATE |- F - 1 1 1 PER UBÂ£. ~11111 11(3) i i (D --- 240 LAKE AVENUE REMEDIATION PLAN Gilbert R. Sanchez, Architect 215 S. Monarch Suite 202 Aspen, CO 81611 Proposed North Elevation 970/544-5999 1 P A*tip,> 09Â¢*/ve ~*00772 ----~~ ~ P#Â¥1HIPO UR-- f aua Orplut,e lu Z et~-lue 0 - ... .. 1 ) 4 Transite Detail 1 .: 1* looao 1Â¥ 4 At/BiL, i: i-awe> / .. 1.-I- .. -TR.1 M . fÂ»Â«10 6 MA'A# - 4% 6 5030(ru.â€¢1_ i " l"50(*FÂ»0 / PHJVUWAJ neigâ€¢Â£> 802*46,9 -7*0.- 1 3 Horizontal Mullion 1 V 1 1 y 4 &04.utes 7& i'x - + *4 5'20'Clizdz_ 4-*P-' dw 7.:tz-*-1 0*0Â£-Uo N .5335 11 2 Typical Mullion -Â¢. - 2% 4 540 *NO*0*) V 16 'BOT/* 1 Sill Detail , 1 / ~C "'00 Tat,0 6Â£4246 97 / BAst 240 LAKE AVENUE IWL ffill~PO UKUL Gilbert R. Sanchez, Architect REMEDIATION PLAN . 11 -90. . / 11. 215 S. Monarch Suite 202 , . Aspen, CO 81611 970/544-5999 At57-& F*76-~-Â«:, ~ ..: ~~ 1 4 7 61 I D.94 ...9, ./ 4 . 29 6 +65*41. THM*.. : 4140 0 .. .. 4 I * tu D.00 242(* 5140 - (( 22% 6 f,2414 7 Head Detail I l - 1 91 Peu~ 6(40#16 1 0 1 Not Gualub f -~ -_ + r 4 990(81*c -fal/ AAUU.loAL 5-ap - 1,1 1149ul,pr-TW 614 2,Ke -~ 6 Mullion ...r--- r / CL Mu,1- Supâ€¢* Â£*. W k ,-SfU-- 13,~c~4156*AL S16(, - Pfrtif[FO WL "4966(44 -rs . 0 . . ,. PWS-fttle V.- r . .0 . I, ps>07/49--- 1 . J 11 240 LAKE AVENUE r, 0' 5 Sill Detail REMEDIATION PLAN Gilbert R. Sanchez, Architect 215 S. Monarch Suite 202 Aspen, CO 81611 970/544-5999 . , .1 1.. .44 %@ING Nsi .9.11Â·*ALY:*,1 4, 1. t.:r-3:ji.?f:1'f..1 1,1. L I... ' C .....,;; f~ ...Oe,I. : ,? 4,4 . ' .Pr.+1'-TtLY&~:I---~f,v>..43.-â‚¬ 1~-1.(7. . Â·:: .A'* ' * 4 1 %- 5-1 . Â·i'Â·Â·Â·4Â· 531':44'tr. f,+4114ykÂ·th ..,4...1.K??.<4 1 '': 6.. . .'i . 1 I . I 1 â€¢ ... 4 -' Â· V 't t L-.. . . .4 . r.; C . .If . . . ' :,1,1.571 2 f'}, . Â· 11 ... .4, . '1 1'. , . ., 131 8, .ft'*, .....:. 3.44 .. 411~PRit-229>39Â·:1.iL:4Â·i "2 4'Â·,1~. 4 Â·Â·0~... ,i.Â·.,: . 1 ' l / .. . 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W 2. ~- :(I t-ir......;twk ~ 544422Â·f Original Bayer Details 4 , 0 .. . f. I U'. trlÂ· 1 . j /1 f. 4 17 -4 , 7/37 9%2>/ / ///r \NÂ»d / / 1 4 // t..-M.KI k J Vfu m m . Ccl / ll (/>Â« - ~ ~ ( =CEL- - i li 1 1 0 3 li .11 .1 Â»P>FER' 11% 1170'9 REMEDIATIoN, 3111 940 (24â‚¬ P<(40(20- , U- 1 00 U . -8 +84 *- ' râ€¢~Â·. r. p' Â· ~49.- j~ : Â· 'Â·:A'. etÂ· Ju~-03-99 12:39P MARTIN DESIGN P.01 (~) 1999 MARTIN DESIG\, INC. . MARTIN The use of these documents and drawings shall be reetricted to th, origilai project For which they wers prepared arld anV publicatron of tresa documents and specifications is expre**19 1;miteo te such projec.. design inc. Re -uÂ®e, rep+educt ion or publica. ion by ang method, n whole or in part. or these documents and draluings Is Â¥ 0105 Edwards Village Boulevard Suite E 204 prohibited Title er tMese clocurterts ariel drawinÂ£s P.O. Box 2448 Edwards. CO 81632 remalâ€¢ls with MARTIN DESIGN. INC. (970) 926-5045 FAX (970) 926-5782 MARTIN DESIG#. INC. retaine aH Feclera I. state and common law copy-'ght protections 11 U.S.C. Dection 01 eg sea, 9 GRD 60 VERT. REBAR Â® 32" O.C. 12\- REBAR BOND 60 2- S GRED 60 OND op =6= BEAM e Top f-mM #09 IZCN TAL JOINT RE NFORCEMNET â‚¬ 16' O.C. e EVERY OTHER COURSE 6 00 4 4 lai 1 32" C.C. 5 DOUELS G 32" C C 2 - 9 51Â© 60 - el REBAR BOND - BEAM ROUTED EPOXY GROUTED 6" MIN. ' REBAR W 6" MIN. â€¢[T NEW FOUNDATION _y~ EMBEDMENT WALL -ING: FND CMU LUALL INITO \Ell FND CMU WALL INTO NEW FND DATE: 8/3/99 DRAWN BY : RAD GREEt ; RES. CWECKED BY: -PB LOT 15, BLOCK 103 PROJ NO, 882 -5.83 BWEET NUMBER ASPEN, COLORADO REPAQED FOR: REVS-11 MR. RONALD GREENBERG 1 4 1 1 1 dll 1 1