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Home My WebLink Aboutagenda.hpc.19990609AGENDA ASPEN HISTORIC PRESERVATION COMMISSION June 9, 1999 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS NOON - Site Visits - 121 N. Fifth Street 302 E. Hopkins Ave. 5:00 I. Roll call II. Public Comments and DRAC appointment III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS 6145 5:05 A. 3(5533 E. Hopkins Ave. - Minor Development D)( 5:10 B. 9 2~330 E. Main St., Hotel Jerome - Minor Development 24 5:15 (20135 W. Hopkins Ave. - Landmark Designation, Conceptual, Partial Demolition, Temporary Relocation, Variances, Resid~ial Design ok Review, Continue PH to June=<Sr{104 /y / Â£/*07 5:20 D. 3~302 E. Hopkins Ave. - Conceptual, On-Site Relocation, Partial Demolition, Residential Design Standards e 41 / f 6:05 E. 121 N. Fifth Street - Historic Landmark Lot Split. (Conceptual HPC review, Partial Demolition, and Variances to be continued to July 14~h 6:50 F. 333 W. Bleeker - Worksession .20 G. Adjourn Dinner will be provided. Sb. .OJECT MONITORING Roger Moyer 406 E. Hopkins - ISIS 514 N. First - Ringsby 920 E. Hyman - Veronika, Inc. 930 King Street Susan Dodington 811 Meadows Rd. and Tennis townhomes 234 W. Francis - Mullins Suzannah Reid 406 E. Hopkins ISIS 702 W. Main, Pearson 117 N. 6th St. - Coulter 414 N. First POLE Mary Hirsch 811 Meadows Rd. Tennis townhomes 420 W. Francis Street Halperin 930 King 920 W. Hallam Guthrie Gilbert Sanchez 414 N. First (POLE) 232 E. Hallam St. Pace 214 E. Bleeker Jeffrey Halferty 234 W. Francis, Mullin 414 N. First POLE 920 W. Hallam 240 Lake Ave. 101-105 E. Hallam (not active) Heidi Friedland 420 W. Francis Street Halperin 514 N. First Ringsby 232 E. Hallam St. Pace 117 N. 6th St. - Coulter isa Markalunas 520 Walnut Street - Greenwood Christie Kienast 520 Walnut Street - Greenwood [aureen McDonald 920 E. Hyman - Veronika Inc. 214 E. Bleeker CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 34 W. Hallam (Poppie's), expires April 26,2000 123 W. Francis, Lot B (Vickery), expire,May-Brl.999 fuh /4 /*f 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. A.h r-='1 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director JAP FROM: Amy Guthrie, Historic Preservation Officer RE: 533 E. Hopkins Avenue- minor review DATE: June 9, 1999 SUMMARY: The applicant, Oates, Hughes, and Knezivich, request HPC approval to add a new window into their office space, which is located in the Aspen Plaza Building. The subject building is not historic but is located within the Commercial Core Historic District. APPLICANT: Oates, Hughes, and Knezivich, represented by Strong Structures, Ltd. LOCATION: 533 E. Hopkins 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: The applicant requests HPC approval to add a new window on the third floor of the building, within a central courtyard. The window is to match other finishes on the building. Staff has no concerns with the proposal. It will not be visible from the street. ELJA Clplf Â» 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 affects a commercial building, which is the typical use in the area. There will be no affect 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 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. 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 533 E. Hopkins Avenue as proposed." Exhibits: Resolution No. , Series of 1999 A. Staff memo dated June 9, 1999. B. Application. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT FOR A NEW WINDOW LOCATED AT 533 E. HOPKINS STREET, ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 1999 WHEREAS, the applicant, Oates, Hughes, and Knezivich, represented by Strong Structures, Ltd., has requested minor development approval for the property located at 533 E. Hopkins Avenue, the Aspen Plaza Building. 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 from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated June 9, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on June 9, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of _ to _. NOW, THEREFORE, BE IT RESOLVED: That minor development for the office of Oates, Hughes, and Knezivich, located at 533 E. Hopkins Avenue, be approved as proposed. APPROVED BY THE COMMISSION at its regular meeting on the 9th day ofjune, 1999. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk ATTACHMENT 1 LAND USE APPLICATION FORM A . 1. Project name â‚¬ I:gewl- /~012.4. .4-2, I .9., 2. Project location 53.9 E. Il-225â€ž i ((1. e (-; 41,oe.... 41 Curne r .2< 0-ler 4 110 22,2.q (indicate street address, lot ~nd bfock number or metes and bounds description) 3. Present zoning L .- 14-4 4.- 1 1- F I. 1 â‚¬ 1 - 9 4. Lot size 15. Applicanfs name, address and phone number 94'Â·=AAâ‚¬ <1~-wlâ€žt, U.J. ; 9,1-2- 9,Â¥ve.vut 10~ur ICE, En,~uuqi, 01. 1(469Â¢ , 40 -9,27- Â¥777 .J 6. Representative's name, address, and phone num bep--pLu.._<Ya m 1 A- e q cit~-~ch j 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 TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Spli#Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous 9pprovals grar~ed to fhe property) <ili h % i C.-C: .p,L., e., E V Â£ I J f j) V L )) C=L.4 t=k , 1-ke c_Â·t ezÂ»:p C r?r -clf'1(L i 6 LAA lil e \p, , V-1 :a=.,- '.A. ~2" . Â£ 0... \Â·ar!, k..1-f.L:, c Ct 4*(.f'.~.,~~~ 166'LA-,3-L 9 â‚¬5-Â«.%,3 ,Â·45<v** tr'-3 ) 1 A â‚¬1, .. 0-- -,Met-.-ii,t.c. rl f\.. o- LuÂ·; i ~,led, c.i e.,ie, (iL9Â» L.Â· #C 44.. 66_,a7 J,WL. . 9. Description of develgpment applic~tion , 9 jpa 7 Mâ‚¬ i) t.k X 1 -_fle L J FC v t~ e.=,1.-4 \â‚¬ r 1, J~-il l â€¢--,64 (7 4- R . '. 1 MS-_2â€ž 4 1 -._ n r),i-1, 4 ~,ic-Jre 1.452 (. , < -94 nar n 4 //////M/4~= CLAC LÂ«- W' 1 4-.-:f Al,~),rt . CR-'e -<tk 1â€ž1 5 f.49 't~'3- 4 '1 ~A ; 2, l.2 '4-4 1 ~+'~-'fi~''i.d=0'*Th. 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 E-dil i + 11111111 FEE & ewr- V 96120 1- RUAftÂ®~E 'a r n ltÂ¥ - #49. : 1%1- 4AA***-5099 0 ASPEN HISTORIC PRESERVATION COMMISSION 47 11 1, 0 MINOR DEVELOPMENT REVIEW Application Package Contents Following is an application for minor development review at HPC. Included in this package are: 1. Attachment 1- Application form 2. Attachment 2- Dimensional requirements form 3. Attachment 3- Description of general requirements for a complete development application 4. Attachment 4- Description of specific requirements for a complete development application to HPC 5. Attachment 5- Applicable review standards on which HPC will base its decision 6. Attachment 6- General summary of the HPC review process 7. Attachment 7- Definition of minor development 0 To submit a complete application, fill out Attachments 1 and 2, include all items listed on Attachments 3 and 4, and provide any other information necessary to clarify the project. A pre-application conference is strongly recommended so that the appropriate review process and submission requirements can be discussed. In addition, other reviews, such as those before the Planning and Zoning Commission, which may be required by the Aspen Municipal Code can be identified at this time. A consultation with the Zoning Officer and Building Department is also recommended early in the application process. TWO COPIES OF ALL SUBMISSION REQUIREMENTS IN A FORMAT NO LARGER THAN 11"X17" ARE REQUIRED. FOR GRAPHICS WHICH ARE LARGER THAN 11"X17," SUBMIT TWELVE SETS OF PRINTS. 0 39 TUE 11:57 AM STEPHEN J. MARCUS FAX NO. 19709203693 P. 2 ASPEN PLAZA COMPANY POST On[CE BOX 1709 ASPEN, CO. 81612 (970) 925-7615 (970) 920-3693 JUNE S, 1999 STRONG STRUCTURES, LID., POST OFFICE BOX 100 SNOWMASS, COLORADO 81654 RE;NEW WINDOW, OATES, KNEZEVICH & GARDENSWARTZ DEAR DANA: THE ASPEN PLAZA COMPANY HEREBY GIVES PERMISSION TO CONSTRUCT A WINDOW ON THE THIRD FLOOR, NORâ„¢ WALL FACING EAST HOPKINS STREET. VERY TRULY YOURS, ASÂ¥N PLAZA BOMPANY 0 LODIN Â¥ MANAGER STRONG STRUCTURES, LTD. =0 POST OFFICE BOX 100 SNOWMASS, CO 81654 970/927-3339 FAX 970/927-4080 Attachment # 4 Specific Submission Requirements : Minor Development Review 1. NA 2. The building materilas will be a bronze anodized sliding window to closely match the finish of the existing windows. -0 It's physical dimensions are 5'6"+/- in width and 3'+/- high. Bronze flashing will cover the cut brick opening for a look conforming closely to existing finish details. No other features are to be included that would alter or draw attention to this window. 3. The proposed window would be cut into the existing North brick wall in the north west corner of the the top (3rd) floor (5th 0 floorÂ·as depicted on the Plan Sheet). See Plan Sheet submitted with Permit application. 4. The structure is not a historic building but falls within the boundaries of the historic downtown designated area. The building and adjacent,property are more recent commercial properties; 0 â‚¬1* 1- . - f HOPKINS AVENUE . i 0/DZ WA L M I ~ i lp----, -â€¢ i .cr.==2 4 ./.1 07909'1 1Â·E . 1 - : 92.20. ...9.' : Itt 20..0.1.-20. 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At:ME:dEE=ttdided=dENE]i 0 1t=!E~IBEEMN*~~.Eblt=It=IL ._31_(, 1 1111 11 1 1 1 1 1 0 5 0 20 30 40 ZorT MALE. 1.-1001 " il Il Il 1110'21 3 m -0 8 0 " Â·i ' 92*or DCARINGâ€¢ N75'01'it'W M'[WCCN M Nt COKMEK or DOCK irt- I...tikej'tjwrit:*=i tE t=A_ 99, A 01Â¥ 60~16([NT, Â»101)Â·t NW CCÂ»trK or D,00<99, A 'T ' LA-< IN CtiCKLIC. s In 9 4, ES milt croo=fnA- 1,00vt,ON warÂ· 00.Uy 1971 1*82==lema 2*Emo IÂ¤NII:XLMAE m.tzâ€¢ 1'- 10001 Lar x AD'oico 0*11 . -- t Â· . .... 1 CONCEPTUAL SUBDIVIS[ON MAP OF ! Q ASPEN PLAZA C0ND0M1NIUM A PROE NIUM IN TEE. EXISTING ASPEN PLAZA BUILDING ' SIT~TED ON LOTS G, H AND L ELOCK 94, CITÂ¥- OF ASPEN. COLORADO , OWNER AND SUBDIVIDER: Aspen Plaza Co. - Pbst Office Bax 1709 Aspen, Colorado 81611 303 9257615 AREA: 9028 sq. fL . UNITS: Nine ~ ZONING: Commercial Core - .. J , 1 i J 0 ~UNTER STREET 1 11 . 4 ... 4 2- . U Â·tr - 47. 03 4Â»4>f. -# 0- 6 -1:-1 ., 1- 1 0 4 GU - 7-0% 0 r â‚¬ \ 43 1.1 t 5 -- -- . 0 8 4 9 0 , 0 1 D r - CcD<u"erci-(~ Oftic< 97*.ewi ill 1. 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Â· . : Yi,5~-pr â‚¬22TLEE~--AgEUEÂ·-=1b T MA *4.1 #AIL, . i #71U- Dul-olue foscrlow ' '. -1 IE-] - 40@5ma 2 ** . r-=='m 1' 0 9-99. ~ APPLICANT: Oates, Hughes, and Knezivich (represented by Stong Stuctures) L...-1 LOCATION: 533 E. Hopkins ~ < ACTION: Minor Review All development in an "H," Historic Overlay District, or development involving a historic landmark must meet allfour Development Review Standards found in 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(13)(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. 32-8, EXHIBIT 0 4.Â·-- 9>92 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director GLM-- Joyce Ohlson, Deputy Planning Director 040 0 V ' - FROM: Amy Guthrie, Historic Preservation Officer RE: 330 E. Main Street, Hotel Jerome- minor review DATE: June 9, 1999 SUMMARY: The applicant, the Hotel Jerome, would like approval to put a clock in the courtyard to the west of the hotel. The Jerome is a designated landmark and is located within the Commercial Core Historic District. APPLICANT: Hotel Jerome, represented by Curtis Sanders. LOCATION: 330 E. 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 Histonc 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(13)(2). Response: The applicant requests HPC approval to install a 15' tall clock in their courtyard. HPC held a site visit some time ago to look at the location, which is close to the sidewalk, near the Aspen Times building. The applicant must provide a site plan indicating the exact location of the clock for the HPC meeting. - 4 A=VA."4.--1 Staff' s only concern is the issue of confusing the public about what is new and what is old, since the clock has a Victorian design. Since it does not attach to the building the issue may not be as important. Other street furniture that is used in Aspen has Victorian references. 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 will be a public amenity and will fit into the character of the Commercial Core Historic District. 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 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. 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: Staff recommends that HPC approve the application as proposed. The applicant must provide a site plan indicating the location of the clock for the HPC meeting. Exhibits: Resolution No. , Series of 1999 A. Staff memo dated June 9, 1999. B. Application. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT FOR A NEW CLOCK LOCATED AT 330 E. MAIN STREET, THE HOTEL JEROME, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, the Hotel Jerome, represented by Curtis Sanders, has requested minor development approval for the property located at 330 E. Main Street. The property is a designated landmark and 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 ofthe neighborhood ofthe parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated June 9, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval without conditions; and WHEREAS, at their regular meeting on June 9, 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: That minor development for 330 E. Main Street, the Hotel Jerome be approved as represented to HPC on June 9, 1999. APPROVED BY THE COMMISSION at its regular meeting on the 9th day of June, 1999. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk APPLICATION FOR MINOR DEVELOPMENT REVIEW Applicant: Hotel Jerome Associates L.P., a Colorado limited partnership ( "Applicant") c/o MarketCorp Real Estate, Inc. 285 Riverside Avenue Westport, CT 06880 Representative: Curtis B. Sanders, Esq. Krabacher Law Offices a Professional Corporation 201 North Mill Street, Suite 201 Aspen, CO 81611 Property: A parcel of land situated in the City and Townsite of Aspen, Colorado being all of Lots A, B, C, D, E, F, G, H, I, O, P, Q, R, S and the East 20.0 feet of Lot N, Block 79, together with the east 170.0 feet of the alley of said Block 79 vacated by Ordinance No. 1 (series of 1951) of the City of Aspen, Colorado according to the Hotel Jerome Lot Line Adjustment and Subdivision Exemption Plat filed June 12, 1991 at Reception No. 331521, Plat Book 26 at Page 52, Pitkin County, Colorado, familiarly known as 330 East Main Street, Aspen, Colorado 81611 (the "Property") . -1- gil clol~ E TABLE OF CONTENTS I. Description of Application II. General Submission Requirements III. Specific Submission Requirements IV. Conclusion LIST OF EXHIBITS Exhibit 1 Application Form and Attachments Exhibit 2 Authorization for Representation Letter Exhibit 3 Certificate of Ownership Exhibit 4 Vicinity Map Exhibit 5 Survey Exhibit 6 Sample Photographic Representation of Proposed Development to be Constructed on the Property ~ Exhibit 7 Scale Drawing of Proposed Development 0 -2- I. Description of Application. This is an Application for Minor Development Review for the property described as a parcel of land situated in the City and Townsite of Aspen, Colorado being all of Lots A, B, C, D, E, F, G, H, I, o, P, Q, R, S and the East 20.0 feet of Lot N, Block 79, together with the east 170.0 feet of the alley of said Block 79 vacated by Ordinance No. 1 (series of 1951) of the City of Aspen, Colorado according to the Hotel Jerome Lot Line Adjustment and Subdivision Exemption Plat filed June 12, 1991 at Reception No. 331521, Plat Book 26 at Page 52, Pitkin County, Colorado, familiarly known as the Hotel Jerome, 330 East Main Street, Aspen, Colorado. This Application requests Minor Development Review approval of the Applicant's placing of an approximately fifteen feet high four-faced Howard Reproduction Post Clock in the west courtyard of the Property, in the vicinity of the sidewalk adjacent to the north side of Main Street. The Applicant's Land Use Application Form is attached as Exhibit 1. II. General Submission Requirements. 1. The Applicant's name, address and telephone number are Hotel Jerome Associates L.P., a Colorado limited partnership, c/o Marketeorp Real Estate, Inc., 285 Riverside Avenue, Westport, CT 06880 (telephone (203) 226-2449). A letter authorizing Curtis B. Sanders to act as representative on behalf of the Applicant is attached as Exhibit 2. 0 2. The street address and legal description of the Property on which the development is proposed to occur are as set forth in Paragraph I above. 3. A disclosure of ownership of the Property, consisting of a current certificate from Curtis B. Sanders, who is the Applicant's representative and is an attorney licensed to practice law in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreement affecting the Property, and demonstrating the Applicant's right to apply for the minor development review is attached hereto as Exhibit 3. 4. An 8 %" x 11" vicinity map of the Property is enclosed as Exhibit 4 to this Application. The Applicant is submitting two (2) Application copies and a filing fee of $125.00. 0 -3- III. Specific Submission Requirements. 1. A Survey of the Property showing the Property's boundaries and predominant existing site characteristics is attached hereto as Exhibit 5. 2. The four-faced Howard Reproduction Post Clock which Applicant seeks to erect on the Property is constructed of painted cast aluminum and will be placed on a concrete pad. A photographic sample representation of a four-faced Howard Reproduction Post Clock is attached as Exhibit 6. 3. A Scale drawing of the four-faced Howard Reproduction Post Clock which Applicant seeks to erect on the Property is attached hereto as Exhibit 7. 4. The Applicant proposes to erect a four-faced Howard Reproduction Post Clock on the Property near the sidewalk along the front of the Hotel Jerome and in the vicinity of the western edge of the courtyard lying to the west of the Hotel Jerome, near the Aspen Times Building. The four-faced Howard Reproduction Post Clock is manufactured by Electric Time Company, Inc., 45 West Street, Medfield, MA 02502 and is constructed of painted cast aluminum. The clock is approximately fifteen feet in height, and each of the four clock faces is approximately three feet in diameter (please refer to Exhibit 7). The clock is electrically powered and each of the four clock faces will be illuminated. The clock will have a chime and hour strike and will be mounted on a concrete pad, with an area of approximately four square feet. The proposed development complies with the development review standards relevant to the development application as follows: a. 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 a Historic Landmark. Response: The proposed development is compatible with the general design of designated historic structures located on the Property and with development on adjacent parcels since the clock is a replica of similar clocks originally manufactured in the late nineteenth century and is therefore compatible with the design elements of the Hotel Jerome which is the most dominant -4- feature of the Property and adjacent parcels and which was originally constructed in 1889. Given the relatively small size of the clock (fifteen feet in height) relative to the height of the Hotel Jerome (forty feet in height) and the structures on adjacent parcels (all at least one storey in height) the proposed development is also compatible in massing, volume, and scale with designated historic structures located on the Property and with development on adjacent parcels. Finally, since the proposed location of the clock is near the sidewalk adjacent to East Main Street, and within several feet of the Aspen Times Building, the proposed development is compatible in site plan with designated historic structures located on the Property and with development on adjacent parcels since the intended look and feel of the clock are intended to make the clock appear as if it was constructed about the same time the Hotel Jerome and Aspen Times Building were originally constructed. The clock will sit across the courtyard from the west wall of the "old section" of the Hotel Jerome. When viewed from Main Street, the "new section" of the Hotel Jerome will sit behind and to the north of the clock. East Main Street lies to south of the clock, and the Aspen Times Building lies to the west of the clock. Given the relatively insignificant size of the clock (fifteen feet in height) in relation to the surrounding structures, the clock is compatible with designated historic structures located on the Property and with development on adjacent parcels. b. Standard: The proposed development reflects and is compatible with the character of the neighborhood of the parcel proposed for development. Response: The most significant feature of the "neighborhood" in which the proposed development is to take place is the Hotel Jerome, and as noted above, the design and character of the clock is consistent with aspects of the Hotel Jerome's design which reflect its construction in the late nineteenth century. c. 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 adjacent parcels reflects and is compatible with the character of the neighborhood of the parcel proposed for development. Response: Again, the most significant feature of the parcel on which the proposed development is to take place is the Hotel Jerome, and as noted above, the design and character of the -5- clock is consistent with aspects of the Hotel Jerome's design which reflects its construction in the late nineteenth century. Further, the relatively insignificant size of the clock, coupled with the fact that the clock will be located unobtrusively in the , Hotel Jerome's courtyard, across the courtyard from the west wall of the Hotel Jerome' s "old section, u the clock does not detract from or in any way impact upon the historic significance of the Hotel Jerome. d. Standard: The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated structure or part thereof. Response: The design and character of the clock is consistent with aspects of the Hotel Jerome's architectural character and integrity which reflect its construction in the late nineteenth century. Further, the relatively insignificant size of the clock, coupled with the fact that the clock will be located unobtrusively in the Hotel Jerome's courtyard does not detract from or in any way impact upon the historic significance of the Hotel Jerome. IV. Conclusion. For the reasons set forth above, Applicant respectfully requests approval of Applicant's Minor Development Review. Respectfully submitted, ~pforadi~~Kimi~ed partnership By: C Z/L A --/ CEFED B. 'fhlfiLirs, Esq. Representative of Owner Krabacher Law Offices 201 North Mill, Suite 201 Aspen, Colorado 81611 (970) 925-6300 2503\2Application.01 -6- EXHIBIT 1 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW 0 (Application Form and Attachment) 0 0 -7 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name Hotel Jerome 2. Project location 330 East Main Street. Asben. CO 81611 (indicate street address, lot and block number or metes and bounds description) 3. Present Zoning * See Exh. A 4. Lot size Approx. 59,732 s.f. 5. Applicant's name, address and phone number Hotel Jerome Associates L.P., 285 Riverside Avenue, Westport, CT 06880; (203) 226-2449 6. Representative's name, address: and phone number Cirrf: a R . Sanders, 201 North Mill Street. Suite 201. Asoen. CO 81611: 925-6300 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD x Minor HPC Stream Margin Final PUD Relocation HPC 0 - - Subdivision Tex*lap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Panial Demo View Plane Condominiumization Design Review Lot Spli#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) project rwrrently consists of an anproximatelv square foot structure used for short-term lodging, conference facility food and beverage sales. The Hotel Jerome facilities contain approximately 107,000 square feet, and includes 94 hotel rooms. 9. Description of development application Applicant seeks minor development review in connection with applicant's proposed erection of a four-faced Howard Reproduction post clock in the Hotel Jerome courtyard area. 10. Have you completed and attached the following? Y Attachment 1 - Land use application form N Attachment 2- Dimensional requirements form 0 Y ReSPonse to Attachment 3 Y Response to Attachment 4 11111111 0 EXHIBIT A TO ATTACHMENT 1 (LAND USE APPLICATION FORM) Present Zoning. The Project is presently zoned CC-Commercial Core/PUD-Planned Unit Development according to Ordinance No.5 (Series of 1983) and H-Historic Overlay District and Historic Landmark according to Ordinance No. 49 (Series of 1974), Ordinance No. 60 (Series of 1976), and Ordinance No. 9 (Series of 1982) of the City of Aspen, Colorado. 0 0 -9- EXHIBIT 2 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW (Authorization for Representation Letter) -10- May 18 99 07:33a MCG 203-226-2029 P.2 SENT BY:KRABACHER & ASSOCIATES; 5-17-99 ; 8:43 ; 203 226 2029;# 3 0 HOTEL JEROME ASSOCIATES L.P. 285 Rivarmide Avenue Westport. eT 06880 7*lophone 12031 226-2449 Â¥,1-/Al to 420); 226-20*I May 17, 1999 Amy Guthrie Aspen/Pitkin Planning Office 130 South Galena, Third Floor Aspen, Colorado 81611 Re: Authorization for Representation Ladiea and Gentlemen: This letter will constitute the authorization for Curtis B. Sanders, Krabacher Law Offices. 201 North Mill, Quite 201, Ampen, Colorado 81611 (telephone (970) 925-6300) to represent Hotel Jerome Associates L.P., a Colorado limited partnership with respect to a Land Use Application for Minor Development Review on the property described as a parcel of land situated in the City and Townsite of Aspen, Colorado being all of Lots A, 8, C, D, 13, F, G, H, I, O, P, 0 Q, R, S and the East 20.0 feet of Lot N, Block 79, together with the east 170.0 feet of the alley of said Block 79 vacated by Ordinance No. 1 (series of 1951) of the City of Aspen, Colorado according to the Hotel Jerome Lot Line Adjustment and Subdivision Exemption Plat filed June 12, 1991 at Reception No. 331521, Plat Book 26 at Page 52, Pitkin County, Colorado. and all matters related thereto. Very truly yours, HOTEL JEROME ASSOCIATES L.P., a ..===:==22:,ad,agi,â€žod.,part]~rship By: PalÂ·.rick M. Ryan, ae Preaiabt..of MarketCorp. Real Estate, ~IA.,a Connecticut corporation, as nfâ€¢dging general partner Of Hotel Jerome Limited Partnership, a Connecticut limited partnership, ae general partner of Hotel Jerome Associates L.P., a Colorado limited partnership Jerome\1Representation.01 0 0 EXHIBIT 3 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW (Certificate of Ownership) I, Curtis B. Sanders, as attorney for Hotel Jerome Associates L.P., a Colorado limited partnership as Applicant hereby certify that Hotel Jerome Associates L.P. is the record owner of the real property described as a parcel of land situated in the City and Townsite of Aspen, Colorado being all of Lots A, B, C, D, E, F, G, H, I, o, P, Q, R, S and the East 20.0 feet of Lot N, Block 79, together with the east 170.0 feet of the alley of said Block 79 vacated by Ordinance No. 1 (series of 1951) of the City of Aspen, Colorado according to the Hotel Jerome Lot Line Adjustment and Subdivision Exemption Plat filed June 12, 1991 at Reception No. 331521, Plat Book 26 at Page 52, Pitkin County, Colorado, familiarly known as 330 East Main Street, Aspen, Colorado 81611 (the "Property") . I hereby further certify that as of the date hereof, the Property is subject to the following encumbrances of record: 1. Reservation as contained in United States Patent recorded in Book 529 at Pages 15, 159, 199, 200, 262 and 492 for the right of the proprietor of a vein or lode to extract and remove his ore there from, should the same be found to penetrate or intersect the premises and rights of way for ditches or canals constructed by authority of the United States. 0 2. Terms, conditions and provisions contained in notice of historic designation recorded January 13, 1975 under Reception No. 172512. Aka Book 295 at Page 515. Ordinance 9 Series 1982 recorded April 30, 1982 in Book 425 at Page 904. 3. Terms, conditions and provisions contained in Planned Unit Development Agreement Hotel Jerome-Renovation and Addition recorded May 10, 1983 under Reception No. 250033. Aka Book 444 at Page 750. Amended and Restated Planned Unit Development Agreement Hotel Jerome-Renovation and Addition recorded September 15, 1986 at Reception No. 281483. Aka Book 518 at Page 921. Supplemental PUD Agreement City of Aspen-Hotel Jerome recorded June 21, 1991 at Reception No. 333508. Aka Book 648 at Page 376 and rerecorded July 9, 1991 at Reception No. 334427. Aka Book 650 at Page 952. 4. Easements, dedications, notes, rights of way, restrictions as shown on the Plat of Hotel Jerome Renovation and Addition filed May 10, 1983 in Plat Book 14 at Page 88. Amended and Restated Planned Unit Development Plat filed September 15, 1986 in Plat Book 19 at Page 6. Second Amendment filed July 1, 1991 in Plat Book 26 at Page 89. -12- 5. Terms, conditions and provisions contained in Ordinance No. 5 Series 1983 recorded May 17, 1983 under Reception No. 250181. Aka Book 445 at Page 81. 6. Terms, conditions and provisions contained in Resolution No. 1 Series 1987 recorded June 6, 1990 under Reception No. 323313. Aka Book 622 Page 347. 7. Dedications and easements set forth on Plat of Hotel Jerome Lot Line Adjustment and Subdivision Exemption Plat filed June 12, 1991 under Reception No. 333521. Aka Plat Book 26 at Page 52. 8. Terms, conditions and provisions contained in Encroachment Agreement recorded March 5, 1992 under Reception No. 342274. Aka Book 671 at Page 33. 9. Rights of Aspen Sports, Inc. as tenant in possession pursuant to a certain unrecorded lease solely as tenant and solely with respect to the space occupied by such tenant. 10. Encroachment by window wells with grates and portico to the Hotel Jerome onto East Main Street; by stairs, entry and building architectural facia onto North Mill Street; and by brick lamp posts onto East Bleeker Street on the north as evidenced by survey prepared by Aspen Survey Engineers, Inc., RPS No. 25 947, Job. No. 16085, dated November 21, 1997. Note the encroachments of two window wells, the portico, and the stairway to the easement appear to be licensed by the Encroachment Agreement with the City of Aspen referenced in Item 8 above. Curtis B. Sanders, Esq. -13- EXHIBIT 4 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW (Vicinity Map) -14- 2.1 ] VICINITY MAP 1 ' 4 400 H.U...1 1 GRANDE RIO i l Q 1 Imr'Â°-10 1 Sr.*f SITE ST /0..2 Sr 4 gLL -]*L _Il ~743 Esun [-87119 Â£Â· HOPM./AAÂ» A vif. AJPEN S EXHIBIT 5 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW (Survey) -16- I = A.. HOTEL JEROME ALTA /ACSM LAND TITLE SURVEY WES.#.'TUAm .- cl. - ,-et,E - APEN, O.C,D,*AMIM'â€¢40* 0 11Â« 1"1 10.00 FEET OP LOT N, .TH TIm EAST 170.00 FEET . TME AurÂ¥ AN UAID m./. 4 preâ€¢/1Â£7404 pw Jv ~;M =u 61.F":,2 #Ba~-62,01:11, 001.0..0 0 Â· VICINITY MAP I Wri6YWW2 6 AT.~~~~~ = =1 AltA ~Wa 1 1 ...00 1891Â»11110 AT Tle SOUT, EAIT colliER OF U.10 BLOCK 79 IA* At--Hul D.IJ. 62.st- â‚¬,L-Jc. 7â‚¬. -l\ M i RIO i m :'R#Y.:st-.,0 ... AL= T. 1..,1.' t.~m . EAST IEEI . 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TRAPP- |C U 6)IT 0:~ *fn - ~rn. Â· ~ Fil#Â·**@13[3 0... dit CALLS E IMID ON TII 1*1Â» CÂ»FICIAL 1- 0~ NE C,Â¥r Â©P ,-81 Re_ 44Â¥/2.4.M- Nd Â»E Pood. 2-2.-154Â£- ,-3,2 C.p <Nfre â€¢'15' dir <CuRS Cur ~ /Uk Rk cÂ¥- p.Â»rrt/4 0.2 (2>,d z.9-/4.t /1 J m"WING .lar, I. --1 E}kED,CAME111- AECKISM;*ST / caeâ€¢,~,JAÂ·ric,J / Htâ‚¬,7-63â‚¬-,IA L. il-.l ...... .A P....., neS ./. ........ *MB =na,. LI~TINID INOT *Im~~ EXTE'Â® 11'10 ~1" "Â®'"U ak Gil PG :33, *(13)41~ PuÂ·462â€¢.t- ~ 9 1 t 0 EAST MAIN STREET i 5,6-4-*- 1 -* UP 0 A WA E ft ADDRESS: 330 E. MAIN ST. S ,!19Ne m 8. - 2 ASPEN SURVEY ENGINEERS, INC. 210 00(m, ChUCIA 8â„¢ErÂ¥ PSâ€¢Jup orrt' ,40â€¢WNe-Â¥ , Â·Â·Â·Â·, cm-mo *1011 AW. 6.Â£72:. 041*- 00. , M.Al-, ...18 DATE . BLOCK 80 e WED-".7 18=5 4..1 Â·hi . N ORT H MON A RCH ST R EET 1SnrOV SV 3 Nt-1 1, 3(IAA,02*Di 'A-1190 ,0Â£'â€¢4 St i33*Ili 4.=,=6.2,I.,5,174.;w.,â€ž.9, ;.43Â·tÂ· 921.:-4 4.4 hÂ¢.f.Â¥*,e .pA,62.222&,duad@kÂ®EUEâ€žM*,220~9*,P,ki,8,.p.6. I~Â·.*A.50.:.2"WÂ»..4 :14....1-1,1, - e,Aeâ€¢19 0 EXHIBIT 6 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW (Sample Photographic Representation of Proposed Development to be Constructed on the Property) 0 -17- r ./.14 , , 1 - ./ .1 / di: - i ., ,~ 1./f It '1 il . ... 1 1....1,14,1(~24~ t.ff,~,114:'~*idr -47(y,td h.4, 10. d ff ~Â· 4 -1 ' 9 >a Â£04â€¢'' ~. ~ j i- Â·1'.. Fc . i. / r . 114 79 1.4! Â·Â· . rt + Â· Ti r.Â·: I '1Â·Â· ~ Â· :. i:,t,#.0, 4/ 4*1-41Â¢::4Â·4 , ,--tf-t;Lt-{-32*LE#TE+ ikfj~--~-~~+~j- -*-':~-j- ~ f c , 1 2 , .M# . 2.44-: 1>044,1, \J:34:Â·' 24 4 ,..1-,4 A.'Al 1.. f /4.* ,-1elf.,â€ž : ' 1 Â·r. 7 77 1 64 -A . / 11 ... . ' '-1 7 -. W ..: 7, '4â€¢' * $ 4. A. I 4,0.11 -, / ' Uustom built clocks to %19*46 226 . +1.7/'f f.1,11 0,Â·- .~r-4- "~ 1 .- ,Â·3,-f~~. 4Â·LF~,r'f-,:7*jk~ :,. 5 . J. 'Â· -K Â· r OF ..-1 , 4#34.Ut ./*3*t I Â· /."- 1. , rk -J-=121. y//.7$ - ./ . . I I. your specifications. 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EXHIBIT 7 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW 0 (Scale Drawing of Proposed Development) 0 -19 A 0 4HOW'-TOP-. /1, i I . A Â·' 11 1 1-/~ r.-1\.- ..05=~ *4 - /7* x, 1 : 30, FA c r. " , 1 :, . 1 L 'A. IN.- '*r HANDS: " i .1,0 N~. 1 g, : At 1/ V 4 HOWARD BEZFI. J f . lf-) l /-1 - JO J J /1 :*,1 HOW-POST Â·~ - vvv r-7 0 ch 00 L-4 ul 0.3 P r Â·,1 E \Â·v LASER "Aâ„¢ D:\ACAD10\A-5590+DWG T A U TLE - 4 race Howard Post Glocf\ FOUNDATION: A -3135 IS.CAL-E DA-rE C,PR AVVIN APP'V .-1 a - 11 10-27-95 WOR TDE 2 i 'electric:/Gi;he cor,00.>'. ..20*-0/Lâ€¢Â·nedfiet.3. mo 9' t]:,gl L I -,t' . SNOISIA+329 APPLICANT: Hotel Jerome, represented by Curtis Sanders LOCATION: 330 E. Main Street ACTION: Minor Review All development in an "H," Historic Overlay District, or development involving a historic landmark must meet aUfour 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. HOTEL JEROME ALTA /ACSM LAND TITLE SURVEY ,-~M'h 1 +Ll upb A,..C,D'.,F,001,1,0,Fi.,R,$ am â„¢i PASY .O.00 +EET OF 107 4, Â¥00&#a Iâ„¢ 11' EADY 170.00 // OF 11* AU-ir A. 8,"D .0* Ag p=-â‚¬-vioue,-4 ec,uâ€¢up . 193" OF nm Cl. OF .... 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CAP / ..;4 - .r 1 HOPK]INS AVE. 11.1.2 4 8 1.1 29 Â¥ 21- i i t lu rGET IMPROVEMENT SURVEY 2/11 1 SOUTH ARCH 4, +l 1 5, EXHIBITÂ» 1 -32Â£ MEMORANDUM ~ TO: Aspen Historic Preservation Commission -Â·.,~ THRU: Julie Ann Woods, Community Development Joyce Ohlson, Deputy Planning Director 309 - FROM: Amy Guthrie, Historic Preservation Officer RE: 302 E. Hopkins Avenue- Conceptual, Partial Demolition, On-Site Relocation, Residential Design Review-Public Hearing DATE: June 9, 1999 SUMMARY: The applicant requests conceptual, partial demolition, on-site relocation, and "Residential Design Review" approval. HPC has held one worksession on the project. This property is a designated historic landmark and is located in the Commercial Core Historic District. APPLICANT: John Davis, represented by Vectors/Jake Vickery Architects. LOCATION: 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen. Commercial Core zone district. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District and all development involving historic landmarks must meet all four Development Review Standards found in Section 26.72.010(D) ofthe 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 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 0 dwelling units pursuant to Section 26.40.090(B)(2). Response: This house was built in 1883, which makes it one of the oldest remaining structures in the Aspen Townsite. Throughout it's history it has been used for both commercial and residential purposes. It is the only example of a "Carpenter Gothic" building in Aspen, defined by the steeply pitched roof and decorative trim on the front of the building. (Carpenter Gothic is the Gothic Revival style carried out in wood rather than stone.) ' The applicant wishes to add more commercial space above and below grade, and to add a c new free market apartment. In a worksession held on April 28, 1999, the architect was encouraged to look at the idea of moving the existing outbuilding closer to the back of the historic house, thereby freeing up the back part of the lot for a separate new commercial building. This would keep the outbuilding intact and directly related to the old house. The new building would appear to be on its own small lot, a similar concept to the historic landmark lot split. Staff finds that the suggestion at the worksession was an excellent way to remove the impacts of a new addition from the historic structures. The architect has pursued this basic idea from the worksession, although the new construction is attached to the old house. The rear non-historic portion of the existing house is to be demolished and the outbuilding put in its place. A new three story element, with 0 commercial on the ground floor and a two bedroom apartment on the second and third floors is to be added. No other changes to the historic house or outbuilding have been represented. Staff is in favor of the general proposal, but is not in support of having a two story addition linking the buildings together because it detracts from and changes the architectural character of this very important historic house. Like the historic lot split, the new square . footage should be placed in a totally separate structure. A simple one story link might be acceptable, but staff would strongly prefer the three buildings be completely detached from each other. A small lean-to addition could be made to the rear of the outbuilding if some 2 additional space were needed in that structure. Staff does not support the argument that the new construction is needed to hide the wall of the Renaissance building to the east. While that building is not compatible with this historic structure, the wall will be a simple backdrop to the site as viewed from the west and is 30 feet from the sidewalk. It is not sufficient justification to make a two story addition to the house. Though Staff finds that the architecture of the new three story element is compatible with the historic buildings in the Commercial Core, HPC should discuss whether a more residential architecture should be used for the new building considering the residential scale of the original Kuhn house and outbuilding and the buildings on the affected site. Although staff would prefer the third story on the new building be eliminated, it may be acceptable 0 with the removal of the two story link. 2 Because the property is a designated landmark, certain exemptions from Growth Management are available to the applicant to offset historic preservation restrictions. For instance, new below grade commercial space can be created without competing for allocations or-providing affordable housing mitigation. The existing free market unit in the basement of the house was awarded through a Growth Management exemption, and is being transferred to a new location on the second and third stories of the proposed new construction. (The basement unit is expected to be deed restricted as affordable housing to * nftigate for the new above grade commercial space.) Staff finds that these are important incentives and are an adequate compromise by the City to provide opportunities to develop on the site. Site Plan No trees will be removed or relocated as part ofthis proposal. The front and side of the house will remain grass, but a basement will be placed under the rear one third of the site, so the outbuilding has some pavement around it. The applicant must consult the Parks Department before the next HPC review to confirm that excavation impacts to street trees will be properly addressed. Variances The property is located in the Commercial Core Historic District, which does not have any setback requirements. The applicant will have to apply to the Planning and Zoning Commission for Special Review to eliminate the on-site parking spaces. This has typically been approved on other downtown sites, where on-street parking is more appropriate. PARTIAL DEMOLITION Applications for partial demolition must meet all of the following review standards: 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The applicant proposes to demolish a rear addition on the existing house. Building permit records indicate that a basement was put under part of the house in 1958 and the addition was made in 1960. Staff finds the addition does not contribute to the historic significance ofthe parcel. 2. Standard: The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: The area of demolition is not original or significant. 3 b. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: This issue is addressed under the conceptual review standards. ON-SITE RELOCATION Applications for on-site relocation must meet all of the following standards: 1. Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation. Response: The outbuilding is to be moved so that an appropriate location for new construction can be created on the site. The outbuilding will maintain prominence on the site and in fact will be set closer to the street. 2. Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: Said report, from a structural engineer or housemover, shall be a condition of approval. 3. Standard: A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: Financial assurance in the amount of $15,000 will be required as a condition of approval, along with a plan for how the building will be moved and stored during construction. The outbuilding willlikely have to be temporarily stored off-site. RESIDENTIAL DESIGN STANDARDS The residential space is on the second floor of the new construction, but must still meet the "Residential Design Standards." From the information provided, staff finds that it will comply. 4 STAFF SUMMARY AND FINDINGS: Staff recommends that the project be continued to July 14,1999 with the following direction: 1. Remove the link between the new and old buildings. 2. Confirm all zoning and building code implications of having three detached structures on the site. 3. Consult the Parks Department before the next HPC review to confirm that excavation impacts to street trees will be properly addressed. Exhibits: A. Staff memo dated June 9, 1999. B. Application. C. Inventory form. D. 1893 Bird's Eye View ofthe site. E. 1904 Sanborne Map. 5 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 60 0 E, H-0 PRIN s 2. Project location *02. a, -1~k/Fk[N 6 Ag'FEM 40-r- 12- i 6 Laa M- 80 -103(AN*[ 4 (indicate street address, lot and block num6er or metes and bounds description) 3. Present zoning Câ‚¬/ 4. Lot size 537,0220 46 5. Applicant's name, address and phone number 3,57 z. 6*,4-r #oplz.i MO,U.6 13#N lE*)\5,96 ACE:>r '%80x %& i ong-fAR-Ale $44-; 8Agur-002/â‚¬24 970 9331 - 9610 6. Represent*tive's name, address, and phone number 72-*:2- \/~60,6/2*1 4 651-D{14 MV A . )00 66. SPAIN 9 SE * b AS'PeÂ¢\ Srp G 4 , 910 2 91.5 -266â€¢ 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 SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) 15)(Mri- HOMAE. 4-1Â»2)etÂ· j 446Â·00 *12- afy-106- a rre ')711:)1 N i ')9Ec> 12012 â‚¬17)!310 9. Description of development application 'PARm ZE DE.M WTZ# 4 7â‚¬002. Zk)NÂ·- *STREDÂ© , *CD1-pÂ¢ty\ . 1Â£100 e.g' 1 AF[T-Mt'F fEAL Igr' 1 0\'-rED K uPI N 4 A/801 *17Uy) t. 9720 eli/,2Â£ i Eâ‚¬* OF ppe,Berzl 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 PA,U,4-16> /2- 1111111 N ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: '50% 8, *FILAN1 2,6 /40#KI 140*0 06,4â‚¬ Address: 9> 0 2 5. fÂ·149 \64 Its / Zone district: OC Lot size: 21,000 f Existing FAR: -1, f 4-0 Allowable FAR: 4,980 Proposed FAR: 75.4--*f ('3604) Existing net leasable (coMmercial): /, fqÂ© 6Â£095 Proposed net leasable (commercial): /1/Er, C#.4/dia /5 74~ 494,/2049+ /260 0 *91 9@N*PE Existing % of site coverage: .NA Proposed % of site coverage: Nk 3 Existing % of open space: 1 1 555 + s %570 Proposed % of open space: 9590 722'D =393Â¥ \ 115 \ * = Del-Â©4 Existing maximum height: Principal bldg: >24 / /:7 Accesory bldg: /2/ Proposed max. height: Principal bldg: 34- Accessory bldg: /2/ Proposed % of demolition: /80 'P - ll'-10 = 16.270 Existing number of bedrooms: , RE=z,M Proposed number of bedrooms: 3 BEDRosyl 1 Existing on-site parking spaces: j *FAE ( On-site parking spaces required: 3 67/1624 Setbacks Existing: Minimum required: Proposed: Front: 99 <t Front: 0 Front: 9, 5 ~3 Rear: 0 Rear: 0 Rear: O ' Combined , Combined Combined , Front/rear: 9.5 2 FronVrear: 0 Fronvrear: 9,5 Side: 64: 0/ Side: 0 Side: 0, Side: W - 8,5- Side: 0 Side: 01 Combined Combined Combined Sides: 3.6 ' .... Sides: 0 Sides: 0 ' Existing nonconformities or encroachments: VORB. Id-N,VUK] 6< 14/99 Variations requested: S 1 4>drz- MPM. 1 30231.33%&21*71~ *65 U#lv - (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waive[s for residential uses in the R- - I 6, R-15, RMF, CC, and O zone districts) 87 0 302 East Hopkins, Davis Following are our written description of this project and explanation of the ways it conforms to applicable review standards. SECTION 26.415.010(C)(5), Development involving a historic site or structures or development in an "H", Historic Overlay District, Review Standards. a. This project proposes to retain the historical portions of the existing house and outbuilding in tact. To accomplish this preservation, the rear non-historic addition to the house is removed and the existing outbuilding is relocated on-site to this area of the site. A new structure is then proposed to accommodate additional FAR on the rear of the site. The new structure is extended along the wall of the adjacent brick building on the east and onto a recessed area on the roof of the historic addition. The architecture of the new "addition" is derivative of and simplified from the existing house so as to not compete architecturally. A clear distinction between old and new is created. All motorized mechanical equipment and ductwork will be housed inside the new structure. b. The character of the 'addition" is interpretive of Victorian character using more contemporary materials and details. The addition is designed in a commercial vemacular to reflect its location in the Commercial Core district and its use for multi-use purposes. c. & d. The proposed development strategy retains the historic structures and places new development in a visually separated massing at the rear of the property. The third floor of 0 the rear structure is 'minimized' by a strong comice at the top of the second floor and recessing the walls of the third floor back from the wall plane of the lower section of the building. Light wells for the basement level are avoided by incorporating low windows in the west wall, located under a window display shelf, which has the effect of skylighting the basement spaces. 0 k 0 May 26, 1999 Amy Guthrie Aspen Historic Preservation Commission 130 South Galena Aspen, Colorado 81611 RE: 302 EAST HOPKINS The purpose of this letter is to designate the following representative to act on our behalf concerning Land Use Approvals for our property at 820 East Cooper, Aspen: Vectors / Jake Vickery Architects 100 S. Spring Street #3 Aspen, CO 81611 925-3660 The street address for this project is 302 East Hopkins. 0 The legal description for this project is Lot K, Block 80, City and Townsite of Aspen, CO. Sincerely, John Davis Aspen Custom Builders PO Box 966 0115 Park Avenue #4 Basalt, CO 81621 970 927-9610 0 Aspen Street Map 4502- EME MonÂ¢-INS P/k Aene Ct. Pk.................................H*7 Midland Av........................11 6 *p .4 Aiax Av.........................................G.6 Midland Park M C Alice Ln...............................HÂ·7 Mill St f Aspen Altavista Dr_......................F-2-3 Monarch St. ............_- ....G Ardmore CLDr W.7 MountIinMew Dr......._........E .., Aspen St........- ..-.....-GÂ·}1 6 Mtn Leure! Ct Dr......___ '0 ''n.\ t 1~,6 44 i --. East /1 64*i ~ 44.1 4/ . -- k 4 ./ 1, AspenAIBM 11.1-7 Mtn Oaks M ,. BainardPark(t.......-.............63 Neate Ay ,' Bay St.....â€ž.......-.........................GÂ·6 Nicholas Ln..........................C f it: 42* 10Â»Â«U 21 * . e . Â·Â·Â·--* -, Bennett Bench CLPI,Rd............EÂ·4Â·5 Nighthawk Dr...............- ........ - * dreel ,~ Black Birch Dr.....................E.F.23 North St.......â€ž.â€ž. -.-.......1 12 Bleeker St.......................GÂ·3Â·S Oakln E. Bleeker St 4-HÂ·5.6 Origina'St 1 i. Bluebornstr ..2 Overlook Dr D;.. Brown In 4 ParkAT Cir 4 '' 3 4.>\ 4,46 ,&151*~3 /4446 Pearl q, Not al! roods mg be ihoum w named on map Castle Creek Dr ..3 Peck Rd.................---....â€ž #~ . di orditedins-~#'6Â· Somemad,m*6, Castle Creck Rd ....â€žâ€ž..............G J-1-3 Wn Wy 1 0=00,1. ./ ~<~ ~< | L.;&8~V :3. p,ivate. propole. or under comm,clion. Pitkin Mes:Dr. -7~$44 4 Walmeld Rd_-....._.E.Z Placerlâ€¢ 4 10 Airport Basalt - . circuit *, . power Mant â€¢,1 1 6.142 949-qi tj fi = **odDitek:.n \,4 \F a -4~~~~8~*1~ 1 65;m :=%2rs, =e\ H#* Â· , Cievoland St W.6 Primrose Pa'h ' 314 Cr#at W.Rd 14, Race St ..... HÂ·4Â·5 Cottonwood Ln Queen qi mil:81 9 W i Ballam Â·.4 Â·-~ P L DaleSt w. Red Butte Dr.__........_.O-1 Dean St ..5 Red Mountain Rd.__._.IM 4 # 2 .911!929#. Lake \Â¢* *,4 10 J . . / Doolittle Cir. Dr H-2.3 RedÂ·s R/ n. iLL Â»r / 6 ~ Draw Drâ€ž.......---....1-4-15 Regent St I Goll Course - ,: 11 <,1 --. KNOT'!m*I~Jf <LT - i<_~ D.IMAY. - * ---.HAL~ Ridge PI, Rd Eastwood Dr 47 Rio Grande M 4-1 I , 9 ~ 22-0~ -*7-Â·Â«2~.--2-74,4, 2,Â»~ jk -- f 4 ' . .* 2. -fÂ» ' _13 " 114- .-f\;*4a ..&* -Â·4.31 fA/â€¢1 Francis St.....................â€ž_.â€žGÂ·3Â·6 River Or Fred I n 16+7 Riverside A- - *; a:' St- Fieo Silver Ct G.G.7 Riverside Dr.............................. r Galina St...............................HÂ·5 Roaring Fok Drâ€žâ€ž.........-.... |~ Maroon Creek Rd ti <: c~ -93#~ Â· Â·fr-*4;0 rhff.** 11 *F'<14 A 1- 3 C . Garmisch St ..-................-. GÂ·H-4-5 Roaring Fork Rd Gibson Av.......................G-H-5.8 Ross Ct ' -9, /~~~-th Gliben St.........-....................HÂ·5 Sabin Dfâ€ž............................Â·, Â· GroveSt.â€ž-----Â·Â·Â·H 2 salvation Cir.......... 1 -Â· 1 Gillespie St.....â€ž...........................FÂ·4 Sage Ct.........â€žâ€žâ€ž...â€žÂ·Â·Â·Â·Â·Â·Â·-Â·Â·Â·Â· .i Mainst '11 1 Hattim Stâ€ž--Â· ...63Â·5 Saw MiD Ct... --------..........-----/. | 211 1) 8.13 ita 2 9 -- Â»2Â»1. Â»99(1,7 S' ~ Homestake Dr..... au _L- ..E 2 Short Ct ..........â€ž......................4 2/ 17 -Â·ira . 1,/..1 ~111- f-94 4 1 Heather ln.................â€ž..........GÂ·HÂ·2 Sesame St................--.â€ž{ -f *Wlandp Herron Hollow........................ . E-4 Shadowood Dr Holden Dr............... G 3 Shady Ln....................-.......1 li Â¢1 12, *19.m.44] -aol, --01. fi : 3 -1 15?FÂ¥*11, . ~ R>Alaroon Lake . m 1 39 4* - 40 . Hopkins Av... GÂ·H,3-6 Silver King Or............_ .-â€ž..... 1 /177077/ia Fibit, OPI- , 11/ ..1-af --4- 2%4 14 /Â¢'r~Rd - Hunter St.....................................H+5 Skimming Ln..................----â€ž , Hunter Creek Rd..................Â·Â·Â·Â·.E-FÂ·G Smuggl. St.........................F-1 40 20 11,4, t , --t*-269 660*A~ v a h Aspen ___H45 Smuggler Motmain Rd.-_E- Hyman Av. G.H.4 6 Smuggle,Grove Rd................ 1, C %:fÂ·Â«. 4 Â»a'.-3 King St. ........ .........HÂ·8 Snalk St -; t ~ C 29 gi~ lk-..1 ,~fpe:yovek 7. . L U-L-j al i~ . ./ Lacet Ct in, ,â€ž.H-1-f,7 Sneaky Ln............ West Summit St Lake Av....- Snow Bunny Ct........................ t ./ .34-749%34 19,1 31 181%4, i .1.-Mves,Wew:, ..C. 1%, Larkspur Ln.............................H-2 Soutt,Av......â€žâ€ž............-. . Laurel In HÂ·2 Spring St.-................_G- 444159 .44,1 11*4 1 ,# m m .1 --a Lone Pina Rd ..4-6 Spruce St.-_--/.........-_.. li ./ A.. Main St 4-H.3-5 Toby In 1.9 e Lupine Dr.â€žÂ·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·---4: %=it " Â· ..4 1 W S U - Magnifico Rd Maple Ln M thmemt M I . M~t M â€žt'.' Twin Ridge Dr /1 . .LE:121 .-4 1 Marion Ct B A Ute Aw PI Maroon Ck Rd r.H-1-2 Vine St Mascotte lâ€¢ H-7 Walnut Q' f Â° Ims, Matchless tr....-.-__.GÂ·H-8 Waters Av Mayflower B H-1Â·7 West End SI McSkIntming Rd H+7 WastÂ¥!- 0, To n,tn Lakes via hdependenci p.7* Meadows Rd An.1 Wright Rd Meedow Dr 411,2 Wmoughby Wy 1 a 7PT a A a A a - a a a ~ Alâ€¢POUSWESTDa,Ine 1998 Map O US WEST Der. fne !998 rol ALLEY BLOCK 80 S 75'09'11"E 30Â·16 ; 3 / /ON' STORY / / p ~ 'ITTLI l 6 , 8. - 1 / I l~~ i\ i l li 14 I'l liP i lili W -2 & / NE STORY ~ HOUSE/ ///////6 1 1/~ . 4 1 l 1 1 - FOUNO: - FOUNO: REBAR W' PLAS. CAP N 75' 09' 11" W 30Â·16 REBAR Â¥# PLAS. CAP H OPK .I[NS AVE. 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I 4 ' '2K,:4._ - -'1 ' -4 - . _ _*~:~~ l 1,4. - . - '..i - 41 - :- -, 4 4.,Â· V 4, . t-\ * M t i--1 - \Â» 3=- */.,4 :Â·p ,\- .1. 1 -~- - 3.'6 - 4 k.5 b 4 1 . 1 - -1 ir* ,-V;16- 1 .C : 4 \ 5///1 4_ - .12 .. . - ~ali . / .' -- - j '4, c. *2.atis- ic,=zamÂ¥n=munrri----Â· - 6 .6 9. , . 3-21,-i~j-:ilkÂ·-, 1--L- ... 1 ..4.~ VectorsPC/ Jake Vickerv Architecture Aspen 302 East Hopkins- Existing West Elevation 4/28/99 Photo: Charles Abbott/ Digital Arts Aspen Â© 1999, Â».31114-7 13 l. . ----r... â€ž.-=Â·,7 - - .4-4.- ../=0":7724.,Min' x..11~#EFF- ~i-- - 2-R-2444692 "619&5344lt)5325OWBH .... f....r-'. ... Ok ter,tuLÂ©~ T.Â«410:22- 25.32Â¥%: Ii'F' "l/i - a \ - - 0 pl-- 'b'464 _ - .4 6 Â· . 6,1 3 3..=.=i:*==U - A. 2-2 2 i\.\ \I . 1 .\ A l 4~31Â©741/ - ..5,/. - .-t - --g**,JMMOVIE,i 71'll.:- f?9:â‚¬7Â· C~.,-- ..:..~74 2* -f- 0-f "// 23rMl.. .FÂ»w.'rÂ·g . 1*.4//3/9//6,//0/"F 4 --- -ir-- . . 1 1-V . ' . 1/ 1 1 1-- - ~. 2.IC-1.-I. I--1*...I--F - 1. --Â· 7 11 4 17 1 m 5 "13'1 MI lim 1 --0 1- -1-- - -- 34" - 9 ---,---V.- /:-- .r. VectorsPC/ Jake Vickery Architecture Aspen 302 East Hopkins Streetscape 4/28/00 Photo: Charles Abbott/ ID 55 HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: Local Site Number: 302.EH Photo Information: ASP-CC-2-11 and ASP-CC-2-12 Township 10 South Range 84 West Section 7 USGS Quad. Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: A.G. Sheperd / Chatfield Residence Full Street Address: 302 East Hopkins Legal Description: Lot K. Block 80 Citv and Townsite of Aspen City Aspen County Pitkin Historic District or Neighborhood Name: Commercial Core Owner: Private/State/Federal Owner's Mailing Address: ARCHITECTURAL DESCRIPTION Building Type: Residence Architectural Style: Victorian Miner's Cottaqe Dimensions: L: X W: = Square Feet: Number of Stories: 1 Building Plan (Footprint, Shape): L-shaped Landscaping or Special Setting Features: Mature cottonwood west side; wrought iron fence around vard Associated Buildings, Features or Objects - Describe Material and Function (map number / name): 100 square foot single-qabled, wood shake roof; clanboard with fixed glass and 1/2 light over wood Danel door For the following categories include materials, techniques and styles in the description as appropriate: Roof: Cross gabled; wood shingles Walls: Clapboard with horizontal wood boards at porch enclosure Foundation / Basement: Concrete masonrv unit with windows to the west side of the basement - Chimney(s): Red brick at center ridge Windows: 6 over 6 double hung wood with arched crown at front windows and west side; wood shutters Doors: Stained-glass transom / 1/2 light / wood panel Porches: Shed at entry on square built-up posts with simple arched brackets General Architectural Description: Unique verqeboard detail and finials. An excellent example of a typical Aspen Victorian Miner' s Cottage. Features such as the front gable (steen pitch) with ornate vergeboard and trimmed out with horizontal clapboard siding; cross gable with centrally located chimnev and front entry with porch; and lonq/narrow double hunq windows. Wood finials at each gable end. fÂ» Ao L \F O --. Page 2 of 2 State Site Number Local Site Number 302.EH FUNCTION ARCHITECTURAL HISTORY Current Use: Residential Architect: Unknown Original Use: Residential Builder: Unknown Intermediate Use: Residential Construction Date: 1883 X Actual Estimate Based On: Assessor MODIFICATIONS AND/OR ADDITIONS Minor Moderate X Major Moved Date Describe Modifications and Date: Exterior detailing modifications; dates unknown Additions and Date: Cellar added and kitchen enlarged to rear; dates unknown NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA Is listed on National Register; State Register Is eligible for National Register; State Register Meets National Register Criteria: A B C D E Map Kev Local Rating and Landmark Designation Significant: Listed on or is eligible for National Register Contributing: Resource has maintained historic or - architectural integrity. 0 Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Associated Contexts and Historical Information: One of the verv early Victorian Miner's Cottages built (1883). Built bv A.G. Sheonard. later sold to D.R.C. Brown who retained it in the family until 1898. D.R.C. Brown was involved in the development of Aspen through his investments in mining. Other Recording Information Specific References to the Structure/Building: "Aspen Earlv Davs. Hopton & Schuldner; Pitkin County Courthouse Records Archaeological Potential: N (Y or N) Justify: Recorded By: Date: March 1991 Affiliation: Aspen Historic Preservation Committee - Citv of Aspen Project Manager: Roxanne Eflin. Historic Preservation Officer/Planner S. h 62/ 1 ' I 13ifij:8326;'f~ft -3,4*'f 4/ 5 f, 4 ' 34 1,2 ~ n< \/'.iÂ·-*jr# .#A -44.%Â·34, _f.. 94, . r 4 m .A - 1%~&FA'~ irtit-*4<**al. 7 I , 1 1, .....eLA J .'C: 2/6 13:.i Itâ€¢ I L.2 4*v.-.44 4 f 0 . /,0 , 2:23-40 , ''IFI.,/9.. f . 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If- 1122 22 1 I Clot Glk i lold' 9- 327 220 231 233 235 , 3 3 9 303 7 ,Â·309 3// 3/1 3/7 3/9 32/ 323 325 327 329 331 ..3&.31 1- (313 (94 / O/ C ..a N * i:' rek.4-7-L-7 -P- D ITEt-K 1/ 0 J #=fk 7 4. ;J:---#1 1 m a #1 1 - ..7 1 114. If ..e.... 1 0 9 11/ o t?-t, 12 Â·,h,8 0 Â·tz mb. . p '.1/ 414"k,12*- r' 1-0 9 4 O \ ,/01--- 6,0 EXHIBIT 12 )*77 APPLICANT: John Davis, represented by Vectors/Jake Vickery LOCATION: 302 E. Hopkins ACTION: Significant Development (Conceptual), including variances, Partial Demolition, On.Site Relocation, and Residential Design Standards variance. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) Significant development in an "H," Historic Overlay District must meet aUfour of the development review standards in order for HPC to grant approval: Standard 1: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed - floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with 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). 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 or integrity of a designated historic structure or part thereof. PARTIAL DEMOLITION Standards of review for partial demolition. No approval for partial demolition shall be granted unless the HPC finds that all of the. following standards are met: (Note: "Partial demolition" shall mean the razing of a portion of any structure on an inventoried parcel or the total razing of any structure on an inventoried parcel which does not contribute to the historic significance of the parcel). Standard 1: The partial demolition is required for the renovation, restoration, or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Standard 2: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. - B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic - structure. ON-SITE RELOCATION Standards for review of on-site relocation: No approval for an on-site relocation shall be granted unless the HPC finds that the following standards have been met: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure; and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation, and The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation, and A relocation plan shall be submitted, including posting of a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. EXHIBIT~Â£~- Attachment 8 1 3 -9-9 9 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I, 4Illj rjAV)% , 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 of property within three hundred (300) feet of the subject property, as indicated on the attached list, on the,)64#ay of 113610] , 199.1 (which is 19- days prior to the public hearing date of U ~4 ~ 91 ). 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 thet7 day of maw ' 199-2, to the ~ day of 7DA.C- , 199 v . (Must be posted for at least ten (10) fufl days before the hearing date). A photograph ofthe posted sign is attached hereto. ' Signatt~ PUBLIC NOTICE WED,AES;y . Sign~efore me this,20'hay of )110(0.1 DATE se - - TIME e -ar al. 1998Â·by PLACE 27#=il= 1'01 -R,6-- PURPOSE le 245 /0*Â· -47 4 8Â«7Â·2 â€¢-82.,e/,4 AN Wtl-XleN feÂ» /1- g,45.EmPALL- CZA A, fA=TZ.L. Â»kiw,45# 96%-~-4,45 WITNESS MY HAND AND OFFICIAL SEAL 9*,0(*1104 oF E I' ~Itl~1.l-w/.4/1.r 4~ -.I-.-*- My Commission expires: 1113 I 1000 - -- p<q vot, C Notary Public . 1. . MAY-24-1999 10:02 FROM ASPEN/PITKIN COM DEV TO 99253660 P.01 0 PUBLIC NOTICE RE: 302 E. HOPKINS AVENUE- CONCEPTUAL REVIEW, PARTIAL DEMOLITION, ON-SITE RELOCATION NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday June 9,1999 at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commissicn, Council Chambers, City Hall, 130 S. Galena St, Aspen, to consider an application submitud by John Davis, requesâ‚¬ng conceptual and partial demolition approval to remodel the existing historic building, and on-site relocation ofthe existing shed. For fbrther information, contact Amy Guthne at the , Aspen/Pitkin Commuhity Development Department, 130 S. Galena St., Aspen, CO (970) 920- 5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission ** - Published in the Aspen Times on May 22,1999 City ofAspen Account 0 i . . 1 1: t : 1 1 0 1 .1 1 L P C COMPANY INC KELLY PROPERTIES INC KUHN NIKI-AUS G & GERTRUD E A COLORADO CORPORATION PO BOX 8429 PO BOX 8016 PO BOX 362 A CO 81612 ASPEN CO 81612 ASPEN CO 81612 MILL STREET PLAZA ASSOCIATES LLC LA COCINA INC MEEKER RICHARD J AND ALLISON D C/O M&W PROPERTIES PO BOX 4C 10 0752 MEADOWOOD DR 205 S MILL ST STE 301A ASPEN CO 81612 ASPEN CO 81611 ASPEN CO 81611 MOUNTAIN STATES COMMUNICATIONS MONARCH BUILDING LLC MONARCH BUILDING LLC INC 229 E MAIN ST P O BOX 126 PO BOX E ASPEN CO 81611 WOODY CREEK CO 81656 ASPEN CO 81612 NUNN RONALD E & SHIRLEY A O'BRIEN MAUREEN ORR ROBERT L 741 SUNSET RD 215 S MONARCH ST G-102 500 PATTERSON RD BRENTWOOD CA 94513 ASPEN CO 81611 GRAND JUNCTION CO 81506 PARAMOUNT INVESTMENTS INC PEARCE FREDERICK EDWARD 50% INT SEGUIN WILLIAM L A DELAWARE CORP C/O WILLIAM POPE 216 E MAIN ST PO BOX 4274 540 W SMOGGLER ASPEN CO 81611 ASPEN CO 81612 ASPEN CO 81611 WHITMER GORDON L BER(3 KATHARINE TRUE NINA W ROSS HOWARD 221 E MAIN ST 215 S MONARCH ST #102 P O BOX 114 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81612 302 E HOPKINS LLC 316 EAST HOPKINS LP 1000 EAST HOPKINS LLC C/O WALTER MCCONNELL COLORADO LIMITED PARTNERSHIP 215 S MONARCH #101D PO BOX 364225 415 E HYMAN AVE STE 105 ASnEN CO 81611 SAN JUAN PR 00936-4225 ASPEN CO 81611-1945 ASPEN ARCADE LTD LLLP ALPINE PETROLEUM LLC AYLSWORTH DEBORAH 4020 PALOS VERDE DR N STE 206 435 E MAIN ST 2681 E CEDAR AVE ROLLING HILLS ESTATES CA 90274- ASPEN CO 81611 DENVER CO 80209 2525 BANK OF ASPEN BASS HARRY W JR MARITAL TRUST BENTLEYS AT THE WHEELER C/OAUTAk INC 4809 COLE AVE STE 250 PO BOX 10370 PO BOX 2798 DALLAS TX 75205 ASPEN CO 81612 LITTLETON CO 80161 BERGMAN CARL R & CATHERINE M BRINING ROBERT D CARVER RUTH A & MARTIN G PO BOX 1365 215 S MONARCH #203 10 BYRON LN ASPEN CO 81612 ASPEN CO 81611 MUSCATINE IA 52761 CENTRE 4F ASPEN LLC CLARK WILLIAM E & LOIS P CITY OF ASPEN C/O FLEISHER CO 130 S GALENA ST PO BOX 362 200 E MAIN ST ASPEN CO 81612 ASPEN CO 81611 ASPEN CO 81611 ER CLAUDE M CRYSTAL PALACE CORPORATION DAVIDSON DONALD W PO BOX 345 PO BOX 32 215 S MONARCH ST STE 303 ASPEN CO 81612 ASPEN CO 81612 ASPEN CO 81611 DAVIS HORN INCORPORATED DAVIS HORN INCORPORATED FORGE PARTNERSHIP 215 S MONARCH #104 215 S MONARCH #104 PO BOX 3159 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81612 FREDRICK LARRY D GOODING RICHARD L GRAND FINALE LTD ROBERTS,JANET A AS JOINT TENANTS 1200 17TH ST STE 2660 PO BOX 32 215 S MONARCH STE G101 DENVER CO 80202 ASPEN CO 81612 ASPEN CO 81611 GRAND St~AM HOLDINGS LLC HABATAT GALLERIES ASPEN INC HART GEORGE DAVID & SARAH G C/O CARL B LINNECKE CPA PC HAGOPAIN SANDY C/O PO BOX 5491 215 S MONARCH ST - STE# 101 213 S MILL ST SNOWMASS VILLAGE CO 81615 ASPEN CO 81611 ASPEN CO 81611 EL JEROME ASSOCIATES L P JONES ELIZABETH MARIE TRUST JOHNSON PETER C AND SANDRA K NERSHIP MILLER ETHAN A AS TRUSTEE 215 S MONARCH ST STE G103 - E MAIN ST 202 E HIGH ST PO BOX 1285 ASPEN CO 81611 ASPEN CO 81611 CHARLOTTESVILLE VA 22902 EXHIBIT --* . . Attachment 8 m 6 - C. _en County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I, 7.~--AE- ~/ 6/66221 . being or representing an Applicant to the City of Aspen, personally certify that [ 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 of property within three hundred (300) feet of the subject property. as indicated on the attached list, on thel-6- dav of /how , 199-2 (which is ~b days prior to the public hearing date of~re' t->-9 9,9 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 th@30 day of fha/9 5 199_~,to the ~ day of JF/12./ .199 ~ . (Mustbeposted forat least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. , , PUBLIC NOTICE I k g-' Signed before me this day of DATE 1 .9,9 9 TIME Pen 1-*21 1=Â»LOL_ 199_.by PLACE E#Â¢%2~ PURPOSE 12) =*43'Z. U>Tv .A 0 4S *LÂ©C.IC9JIi- 4 +FL APPL-'2*nON ki . â€¢14!912Â£1& LANâ„¢~Gk WT S~Â·r- 2- Cold/AR,UR. 0.-AN'* FAI&97AL- 12#/7)0~/T/Â« FAS-/At,0661 '05)'11â€¢,24 .W?"53.9 1 WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: Notary Public - MAY-24-1999 10:02 FROM ASPEN/PITKIN COM DEV TO 99253660 P.02 . . 4 0 PUBLIC NOTICE RE: 121 N. FIFTH STREET, HISXORIC LANDMARK LOT SPLIT, CONCEPTUAL HPC REVIEW, PARTIAL DEMOLI'TION, VARIANCES NOTICE IS HEREBY GIVEN thai a public hearing will be held on Wednesday, June 9,1999 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, 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, Conceptual HPC review, Partial Demolition, and Variances. The requested variances are for the new easterly parcel which will contain the historic house and are: a 2.3'west 1 sideyard setback variance, a Â¢6mbined sideyard setback variance of 0.3,' an east sideyard s:tback variance of 2' for lightwclls. a cambined sideyard setback variance of 3.3' for lightwells, and a 500 square foot floor area bonus. The property is located at 121 N. Fifth Street, and is described Lots C. 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/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on May 22,1999 ~ City ofAspen Account ; 4 .. TOTAL P.02 1 1 11 TOTAL P.02 - - I I AOYAMA TETSUJI AARONSON JEFFREY CRAIG ASPEN HISTORICAL SOCIETY AOYAMA AKIKO PO BOX 10131 620 W BLEEKER ST 6105 NE KESWICK DR ASPEN CO 81612 ASPEN CO 81611 SEATTLE WA 98105 BAILEY RYAN 1994 TRUST 50% ASPEN MTN RESCUE BAUER WALTER F FAMILY TRUST 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 CROCKETT ANN R TRUSTEE OF THE COULTER G LYNNIE CUNNINGHAM INVESTMENT CO INC PRICE LIVING TRUST PO BOX L3 605 W MAIN ST 10898 MORA DR ASPEN CO 81612 ASPEN CO 81611 LOS ALTOS HILLS CA 94024 DUNSDON S MICHAELE EMERSON LTD DUNSDON S MICHAELE BORKENHAGEN DAVID A SWEENEY C/O 617 W MAIN ST PO BOX 2225 533 W HALLAM ASPEN CO 81611 ASPEN CO 81612 ASPEN CO 81611 TEIN MARC L REVOCABLE TRUST FELD ANNE S FERGUS ELIZABETH DAWSON 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 JEKYLL ISLAND GA 31527-0721 ASPEN CO 81611 HENRY KRISTEN 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 ASPEN CO 81611 155 E BROAD ST 5TH FLOOR ASPEN CO 81611 COLUMBUS OH 43251 EIN DEBBIE KOELLE ALICE KRUIDENIER DAVID & ELIZABETH S OLORADO CORPORATION PO BOX 2871 3409 SOUTHERN HILLS DR 46 MCSKIMMING RD ASPEN CO 81612 DES MOINES IA 50321 ASPEN CO 81611 , 4 . LE BLANC SHERIE MATILDA LEVIN WILLIAM A REV LIVING TRUST MAC DONALD BETTE S TRUST 634 W MAIN ST #2 1 PENN PLZ STE 725 15 BLACKMER RD ASPEN CO 81611 NEW YORK NY 10119-0799 ENGLEWOOD CO 80110 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 5408 OLD LEEDS RD ASPEN CO 81611 120 N ROBERTSON BLVD BIRMINGHAM AL 35210 LOS ANGELES CA 90048 RANKIN CONSULTING LLC RUDOLPH RICHARD E THOMAS TODD M 336 VINE ST PO BOX 3080 605 W MAIN ST #00A ASPEN CO 81611 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 PO BOX 1498 105 MATTISON DR 617 W MAIN ST ASPEN CO 81612-1498 CONCORD MA 01742-4138 ASPEN CO 81611 VIEIRA LINDA 50% INTEREST VICENZI GEORGE VILLARI JOHN TRUST HALL TERESA 50% INTEREST PO BOX 2238 PO BOX 2941 605 W MAIN ST ASPEN CO 81612 ASPEN CO 81612 ASPEN CO 81611 OD HELENA YOUNG DONALD L AMBIANCE LTD 617 W MAIN ST 1548 SLOCUM ST ASPEN CO 81611 DALLAS TX 75207-3615 751 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director (~1 I ' Joyce Ohlson, Deputy Planning Director 1 FROM: Amy Guthrie, Historic Preservation Officer RE: 121 N. Fifth Street- Historic Landmark Lot Split, Conceptual HPC Review, Partial Demolition, Variances, PUBLIC HEARING DATE: June 9,1999 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 has decided not to pursue the design issues at this time, and the public hearing with regard to conceptual, partial demolition review, and some variances will be continued. Additionally, staff recommends the Historic Landmark Lot Split application be continued in order to address the floor area bonus request and proposed tree removal. APPLICANT: Ernie Fyrwald, represented by Vectors/Jake Vickery Architects. 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. 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. 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. 1 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. 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 2 applicant to record the plat within one hundred eighty (180) days following approval by 0 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." Section 26.88.030(A)(5), Historic Landmark Lot Split. The following standards must 0 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 ("historic house.'5) Each lot will be 4,500 square feet. These lot sizes and floor areas must be indicated on the plat. 0 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 adopted the following language. "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 ofthe 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." It is staff' s error that the applicant was not asked to approach the HPC in a worksession format prior to making a bonus request. The request is tied to the lot split, and no detailed representation of architecture is being provided at this time, nor do the lot split regulations require that design be presented. Staff recommends that this meeting be used for a preliminary discussion of the appropriateness of the bonus. 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. (There are non-historic portions of the existing buildings which could appropriately be demolished.) The schematic 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 than the 10' required. Staff would recommend 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, 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 for a new garage. This variance cannot be granted by the HPC for several reasons. First, the HPC cannot vary dimensional requirements on the parcel that does not contain the historic resource. Second, the variance seems to be needed to avoid the tree on the site, yet the tree is labeled "to be removed," which is of concern to 4 staff. If the tree is to be retained, as the Parks Department is very likely to require, the applicant may appeal to the Board of Adjustment for the setback variance. The application mentions asking for a waiver of up to 2 of the required parking spaces, 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. RECOMMENDATION: Staff recommends that HPC continue the hearing to July 14, 1999 (the next available HPC agenda) after holding a discussion regarding the application and particularly the requested floor area bonus. Additionally, staff requests written determination from the Parks Department in regard to removal of any trees on the property. Conditions of approval that staff would currently propose in regard to the application are as follows: 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; 5 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 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. 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 6 development allotments or from the metro area development ceilings, in 0 accordance with Section 26.100.050(A)(2)(e). 6. HPC is asked to grant setback variances due to the location of the existing house. The variances are for Lot A and are a 2.3' west sideyard setback variance and a 0.3' combined sideyard setback variance. 7. The schematic design shown on the site plan presented to HPC is in no way approved or endorsed by the HPC. The conceptual, partial demolition, and variance review are continued to the July 14, 1999 HPC meeting. Failure to provide a complete application for conceptual, partial demolition, and variance review for that meeting will require renoticing of those applications. 8. All information in regard to possible future development on tlie 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. 8. The application will be provided to all City referral agencies prior to Council review to identify any concerns with utilities, environmental health, etc. 0 Exhibits: Exhibit "A" - Staff memo dated June 9, 1999. Exhibit "B" - Application 0 7 f 4. . 0 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name /2/ 5-Â£* Sf. 2. Project location 6+, G,N Â¢I 8/.ck AÂ¥ 0,4,4./ 7.... (indicate street address, lot and blâ‚¬ck number or metes and bounds description) 3. Present zoning 2-4 4. Lot size 9, dn Ir- 5. Applicant's name, aclOress and phone number S n..U Â£ L.l .. F.-2. LLC CE,Â· i.- r~1....414 - Col l24S- Mu.. wiL. Or. A. p.- co. 92.5-3934 6. Representative's name, address, and phone number ,:Il.14.- d,4,6~ 100 5. S,px..) S+. -t# 3 , A,p.... CE.0. st"l 91.r -2â€ž0 7. Type of application (check all that apply): vlla in<) Conditional Use . - Conceptual SPA __E'/ Conbeptual HPC 4 FIFCÂ· 1,06.,a Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD vt Relocation HPC M ~5> Subdivision E-11.1 Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption v'' Demo/Partial Demo 1/1~,57 View Plane Condominiumization vt Design Review 21 ~e l.0/ 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 .4.-7 k.-,â€¢- - 26&â€¢-s - 1146 tr , -7-2,0 s.4 ~~~ 5,4..,A,#_ - 9. Description of development application A i,r 4.1 L-+ S j 6 - r w 8.1 B.Ail....C~-117 k.w# 1,&, of. A. D. U. â€¢- winkAN (4+ Â· 61.IADI\)}St Prn ,.2<,Al/kÂ·,r>-'951 4Ft, 91,vi,Li,r ..i,-~' fidÂ·(11â‚¬1/0 d I I. \ 1 !3.01 0 N ' i- 1 - C ,-,A , A A B., i r ->te' Fli'/ r- M'.4-'- / 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 ' ~(Al Lit E 11\lili\ ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: S....ll t Lâ€ž Clo , 1-1- c Address: 114 Q M.4. ViU.. Dr . Aspe- I Ch . B 141/ Zone district: e.-4 Lot size: 9 606 d Existing FAR: .232 9 k . Allowable FAR: 90 90 4 (6-f -) Proposed FAR: 9980 tr- (wi+~ Bv cs: Hfc b....) Existing net leasable (commercial): WA Proposed net leasable (commercial): NA : Existing % of site coverage: I990 (1940.4 1 -. v Proposed % of site coverage: Existing % of open space: NA ~ Proposed % of open space: A) A Existing maximum height: Principal bldg:<.25' Accesory bldg: <.25' ' Proposed max. height: Principal bldg: Accessory bldg: Proposed % of demolition: 961 -7.~ *493. S Er) + 41:rtr c... f Â·Â·+4 u+Z\;47 .4 0 04.. Existing number of bedrooms: Proposed number of bedrooms: 16 Existing on-site parking spaces: 0 On-site parking spaces required: 4/ 3 / (.o. u. )= r Setbacks Existing: Minimum required: Proposed: Front: 14.1' Front: /6' Front: Rear: 2.2' Rear: *40 4 Rear: Combined Combined 1 Combined 5â‚¬C Front/rear: 4 5' Front/rear: 36' FronVrear: ATTA < A 6.9 Side: 9' Side: 46' Side: Side: Â¥?; 9 4 q Side: /0, Side: 7,-r ,Mâ‚¬ Combined Combined Combined . Sides: 39.7' Sides: 30' Sides: Existing nonconformities or encroachments: 4.2 2 â‚¬40.Â·.422.ka-0 a. e.$+ S,Ji â€¢f 1/2+*.1 5,6...,Ji.ve o /0, .94-c-4.-:.t t.st #1&. ..dl %* red. 9.-6 4.6.04 ck.â€¢,4. 419' 440** Â¢ r.... 46.-0.44 Variations requested: A, +44 40 si (14. 1-& 44,â€¢44 45- . 03'* 6 r' r~-0 ; 4.& v4*9 1.eâ‚¬. ,Ar ' VAâ€¢A<ct.- I l,4.+ 1.+ - A pkj. 'f.U- ~/4.'Alâ€¢â‚¬-t I (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R- 6, R-15, RMF, CC, and O zone districts) 0 May 26, 1999 Amy Guthrie Aspen Historic Preservation Commission 130 South Galena Aspen, Colorado 81611 RE: 121 NORTH 5th STREET The purpose of this letter is to designate the following representative to act on our behalf concerning Land Use Approvals for our property at 820 East Cooper, Aspen: Vectors / Jake Vickery Architects 100 S. Spring Street #3 Aspen, CO 81611 925-3660 The street address for this project is 121 North 5th Street. The legal description for this project is is Lots G, H, and 1, Block 24, Original Townsite, Aspen, CO. Sincerely, Ernie Fyrwald Small and Large Fries, LLC 1265 Mtn. View Drive Aspen, CO 81611 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 RA 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. Aspen Street Map 101 N. 5-0 er. U f . 0 0 9 V H+7 Midland Av Aiax Aw................â€ž_---G.8 Uland Pik M D 19 74&20 C Aspen Alta Vista 8 1.2-3 Monarch F Alice Ln .7 Mill qâ€¢ U Ardmore CL Dr W.7 Mountain'View Dr C \ 40 . te- 442. \ ---. East Min Laurel Ct Dr . r.1 44 $ i --~ ~-Â·- ------ *----'~ *%8 2ZtZA H+7 Mtn Oaks M G.1 Neale Av b 'ekilt-<,1 0- r.* --*j.**%;0 .=1Â£-4': 444-- / - 4 --' 4-....-..2 .-Â·F Bay St M Nicholas In 5 8/.Â»*42 ER 9 -WAi =41<23+44*EÂ«to'_' + '4> ~ "t~ Â·*. .... Â·Â·Â·---' -*' Bennett Bench Ct. Pl Rd-Â£Â·4.5 Nighthawk Dr 79!?mt.., , ."- --if-rea. ~ -| Black Birch Dr ;12-3 North o ~ Bleeker St--........-...GÂ·3.5 0.6 In E Bleeker St 4-H-5-6 Original St f t) 44844*1.2* â€¢0u1ii2Aor' , 1 Bhebornet U R.2 Ove,look Dr - 1Â¢~ -12>:##px'35 Â·P~ c *OALÂ» Brown In A-A Park AK Cir Bunn, Ln..â€žâ€ž......................-E-2-3 Pe..1 4, 21- 1 \ \O 11 No, 0!1 ro,;di mq br,l,own or named on map Castle Creek Dr 4 per. ..1 L ---- 47\*u- prwate. proposed, ..nder cons..aion. Centennial Cir 1.Al Pitkin Me. Dr . \ 0!4 64, or 6$:Â¢4 in tmet guidÂ¢. Some roads ma, be Castle Creek Rd ....__.........G J+3 Mtkin Wy 09% ' , 944--04 *- \ , 742 Chatfiold Rd g.' Macer I M 4 To A#porl Bag/1 ' Circuit Av 13 Fower Plam 110 H-6 Primrose Path &1 Cooper Av .... Puppy Smith St Imic.4 C-~\ 1&Â·. Tr -9, ..-'9 Cottonwood Cir :1 Pyramid n. < Crystal L. Rd p ,- 4. Cottonwood Ln ..6 ...... .-N-ri q -1 59 4 '# \K&.ima<f 463.31 <k Date s~ * Red Butte Dr t?h Red DAÂ©untain Ad- i 7.* ll Dean qâ€¢ f- Doolittle Ck R H-2+3 Ron Rd Draw Dr ..4-5 Regent gâ€¢ Golf Course . ~ 1.,< C 15-AJ /Â·-,am--] l.-c.-th. . - 1 1 , Durant Aw H+G Ridge Pl Rd 1 1& . Eastwood n, 17 Rio Grande M - v 4-*373a..fyÂ·Â·91 A---43*:2~3- 4*11 61~.f :<~ a1 Francis St........,........â€ž-.G-3-6 River Dr Fred Ln.--.--...,..........1,8.7 Riverside Av.- 4/ Free Sitvor Ct r--6.1 Riverside Dr Galina St H-5 Rowing Fork Dr ~ Maroon Creek Rd i ----~ -0- ,-) '~ < . ~ ~~ 2' ~-*7 (64446 0/ A.â€ž,u Â· Â·;a.gÂ·*Â·i.er, 1.-, 1.- C Garmisch St 4-H-4.5 51*,glmkRd 3/ 1 gil 1 -0/St . m i t.. 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A- . h -4=T *44--- 1-thlid i 2< 1 I 1 2- 1 - 111?Trm-1 -, l I 64 41*er 1.3 1 .Â£ 2 '/// h t r 2.10*4=PAS*OF 1 Lor t. 1 <CE,fl-'I fWH*~1Â¤2 7 Horms: 13.18-:,513'-* iÂ£0,aÂ«to 78262RFI-~112Â¤iZEL ~ ' ..2FptimUrlal*WEE,.. ... 2*ZN#04â€¢064â‚¬SFFEP--- JEW!Â«1-0-1 89/4/7 2.4.- 6.1.-r .cal,40 411.444-*pl,4 F+015 wod~-tic;H-6 ltâ€¢106'Â· _ 5. 1-'He ilt> | INEW-fd- - 0 0 1 1--â€¢â€¢442*4- 1 e'Â»14 * 1 1 1 i 111 L i#*t#_f..0 4 ! c, 04) I - â€¢21Â·m0174+ 61< 4 1 ; a 4 In 1.- 0~ jaier ~ 1JimR_**34 ! ---7- RFMGu*,le:,7- 11/f/'i--~~j / p 9 - Â£50-T S/54.71 YMAÂ»ICE 1 0.- 1 1 G i rg fbal ML.ar \U-,4 121 NORTH FIRST - FEWALD & FRIES 5/26/99 1 1 k Cr PROPOSED HISTORICLOT SPUT-SITE PLAN VECTORS / JAKE VICKERY ARCHITECTS f BLEEKER STREET f :ij li 02=w. i -8 750 09' Â·1 1" E- h. 90.00 ..44=9.1 FOUNDI 44+V A* 0.~,-ce,0+JilcM,25 1,111=,9&~~~ W:EXU'W1NT Ch. ~(~10Â©...7 -* op 14' D. SPRUCe, St..EV. 98 1 - :4â€¢0.spiven,EJEÂ£963 ,- -*,919;:42.*4, S~ >. SPRUCE, EL. â€¢ 97 9 G f 4%4\KA*9 - 1 Â·fz" cler.,2, aL...1 r# cm: b ''99-*'112Â¥.910 -~~N//7///1 /79â‚¬4_ 233 kwo.aFRUSe.824990 1-9/&44&\ ii il i w.js# 1 r:*TER& \ \ \ 0 5 10 20 30 40 50Ft a ~ SCALE: 1'â€¢id -7 - O.'8PEN a L2-0--Â©---9'I lGililli~ f -2- ?8%2%MMMi~YyrÂ° i'170'%0W~TS NE COR. BLK.24 04:ruâ€¢,1 Pl.*42 : et.av: ASSU,420,100.0 Pr. gr TMâ€¢e5â€¢d-D Pe acHM 1 W 3: h SURVEYOR'S CERTIFICAT~ ~ 1 HEREBY CER-nFY THAT THIS MAP ACCURATELY DEPICTS L - AREA â€¢ 9000â€¢ SO. 6. r,&1#Adhne *J OF' LOTS G-I,BLOCK 24, CITY OFASPEN.COLORADO THE TWO G.9 1lilillilill 4 g A SURVEY MADE UNDER MY SUPERVISION ON DECEMBER 27,1979, â€¢ FRAME HOUSES WERE FOUND TO BE LOCATED ON THE LOTS AS SHOWN HEREON.â„¢E LOCATION AND DIMENSIONS OF ALL BUILDINGS, I-*. * ACCURATELY SHOWN. ' IMPROVEMENTS,EASEME,rrS,RIGHTS-OF-WAY IN EVIDENCE OR KNOWN TO ME AND ENCROACHMENTS BY OR ON THESE PREMISES ARE --4 flRIiaWl~-3~-~FS,Sp I 0 0 D. APPUt. .LEÂ¥. 49.5 1.2,2-7. =Orâ€¢ At_PINE SURVEYS by: JAMES E RESER 4 4/ .4 11% 2&5//////4 7 -268 \ 1 JANUARY 7 11980 L.S. 9184 I 2064'r<~ *Ifily N - LL . 157Â¥R-L NOTES: wooD PENCE \ 'Â· SET â€¢ SET REBAR WOPLAS. CAP LS.9184 sET \ .3-. O Gâ€¢ O. SPRUCIZ N 75' 09' 1 1" W -DilaÂ°Â° -2%171.; ~2~f SURVEYOR'S CERTIFIC:*rE: 1 HERBYCERTIFY THAT CN_-_-_.___-, A VOCAL ALLEY INSFECTION WAS FERFERMED UNDER MY SUPERVIDION OF -Pre AZOVE CESCRÂ®ED FFOFEKIN ~0 0*NES WERE <DUND aCEF[ AS SONN /ND Â¥Â·CJTED PELE)1 ALFINE SURVEra,INS er: OTE: L.3. p DRS 1 f X j -C>- tit.ve,ed 27 DEC79 PB Revisions 7 Â·1Â· 14 UFOATE Title IMPROVEMENT SURVEY Job No 94- 69 Alpine Surveys Drafted 4 JAN. 80 DMC 5.0 99 UPor-2 LOTS G-I Cllent FRY*ALD 3.21.99 Ac,c, 1510 . Post Office Box 1730 5.5.91 BLOCK 24, CITY OF ASPEN Aspen, Colorado 81811 ASPEN,COLORADO 303925 2888 133H1S 100,00 Co.00 APR-13-1999 14:07 FROM ASPEN/PITKIN COM DEV To 99251/.....im--......... EXHIBIT-2 1/ AkIN, GUMP, STRAUSS, HAUER & FELD, L. L. P. 1 /, ' 01 06C U i .4 a ATTORNEYS AT LAW A REGSTERED UMITED UABILITY PARTNER5HIP INCLUDING PROFESSIONAL CORPORATIONa AUSTIN 1700 PACIFIC AVENUE BRUSSELS SUITE 4100 HOUSTÂ¢ N DALLAS. TEXAS 75201-4675 LONDOr LOS ANGELES (214) 989-2800 MOSCOW ; FAX (214) 969-4343 NEW YO RK PHILAOELPHIA SAN AN -ONIO WASHINgTON, O. C. April 8, 1999 Ms. Amy Guthrie Historical Planner 130 S. Galena Street Aspen, Colorado 81611 - ' i Dear Ms. Guthrie: My wife, Anne Feld, is the owner of a residence located at 617 West Bleeker. Several weeks ago I was contacted by the agent for an unnamed person who has an executory contract to acquire the property next to us located at the corner ofFifth and Bleeker. The agent, Craig Morris, stated that his client's intention was toast the city for permission to divide the 9,000 1 lot into two lots of 4,500 sq. ft each, which lot was to 0 be divided north and south. He then offered to sell me the lot which would be adjacent to my wife's house K in fact, his client receivespermission to divide the lots as he proposes. The purpose of thisletter is to inform you of our strenuous objection to what he proposes to do. Our family purchased our residence in 1990 and one ofthe primary reasons for the purchase was because ofthe uniqueness ofthe 600 block of W, Bleeker. As you know, one side ofthe block is occupied by the Aspen Historical Society and the other ! side oftheblock has three old Victorian homes situated on lots ofapproximately 9,000- sq. ft. each. Fulther, all three lots contain gigantic trees, whioh we estimate Were planted about the time that Aspen was a mining town. In fact, the trees on the.Hallam parcel, , , which is the parcel:presentIyinder contract of sale, has a-large numbd of 64iutmil treek which would have to be torn down in order to put a dwelling on that particulhr parcel : should it be divided. f It is my opinion that this block is probably the most representative of what ; historic Aspen is all about. Cramming two homes on the corner lot will destroy the ; historic significance ofthe block. The destruction of the trees willlikewise damage the : appearance ofthe block and I do not believe that you can configure two honies on the lot ; ~ without cutting down the trees. Also, the addition of another house on the block will add to an already "problem" parking situation due to the many activities which take place at f i the Aspen Histodcal Society. 1 . 4 1 1 APR-13-1999 14:08 FROM ASPEN/PITKIN COM DEV TO 99253660 P.02 0 it would be a shame to allow a developer, simply for a profit, to destrey the character ofthis historic block which is seen by go many visitors to Aspen when they visit the Aspen Hi,torical Society, and which is the focal point of many tourd held by the Historical Society and other groups. I would venture to say that more peoplÂ¢ visit our block than any otter residential block in Aspen. ; It is my understanding that your Commission is vested with the authdrity to i protect the historic character ofthe City of Aspen, and it is with that in mind that I call : this situation to ycur attention. We would respectfully ask you to notify us When this matter comes befcre you. In the meantime, we stand ready to meet with you*or to answer : and questions you might have. : 1 1 1 Â¥41rs truly, i. : UlÂ»'0- 1 i. 1 1 1 ~~ D. Fad CC: Joe Krabacher 0 , 1 1 . : 6 I :,1 0 TOTAL P.02 1 1 -- APPLICANT: ERNIE FYRWALD, REPRESENTED BY VECTORS/VICKERY LOCATION: 121 N. FIETH STREET ACTION: HISTORIC LANDMARK LOT SPLIT 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. Â¢ 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 c;eated by a lot split shall not exceed three units, which may be composed of a duplex and a single- family home. ~ ,1 9. 77 . T f'' .0 L. . . 1 41 . ,-L.-1-, 41? . 1~121. 2. I. ~ IiI; Hiatoric Iand..rk I~t split The original parcel shall be a maimum af 9000 sqpateflot hi ,i,e=,d be f located in the R-6 =me district* a mini=m of 13#10*01*** and . "~ ';~ Â·- Â·-.34.' ., . .Â·b be located in the R- 15A zone district " .. f 2- 'tit The tatal FAR forboth residenceâ€¢ shall notaxÂ¢eed *c Eoor atea allowed --'Â·-Â·~ .U for a duplex on the original parcel. The total FAR foreach lot shall be noted on the Subdivision Exemption Plat e Theproposed development meets all dimensional requimmmm of the underlying zone district HPC variances and bonuses are only permitted on the peel thâ€¢t contains a historic stocture. I I ' . . 1 4 . :1 . 1.9.4 9.1 ' . . iJ Â· 1 [ , I . .. I I. ... '.... , P ..4 1 .1,1. , 1 . .4 e#*2~*9*4't:*mfmr 3 4 i Â·24; . 11 1 S 1. --- IfÂ· Â·TT~~'-~N t -ia@- 1././.. ~=2EUNE=e ~"4==4i*,_ i Â· , Al UU:- 1 - L 171 Â» '-- ..1 .... Â·-1 : i i: ' === i. i:, 1 ti} 4& , 4 .. ===9 1 r C 1 - .... 1. 1 ' ,=24/Jll:!J:Wi* .. i =â„¢Â¥M111 #:h ' - f--Â· I ir':10'f[ U~Â¤~~~ Â·4 : 1 :'=444-4,=* 1 i 1911,71 3 4 . 1 -4-=U~il; 1 1 I . - 17Â® 1 1 1.1 .1111 J. 1. 1 '11[r: 11 ir[[Elcit 2 1 : 11 \\ 11 ij 4 16 li i i. ,- 4 -- 1 1 .,.it..1 ..t - 4=iiÂ·2=:~p lip i' l. A f . 1. 6 . -JiLQ'k---.GJ~.1 JI' / . 1 4 i:!, Â· 6 7 1\ 2Â®*1[1[1_ 1 08 ? T 00 â€¢ Â·i e it/ 0 1 1 Ir, -11.-Ii ilill'll'llil -r-; . .11.Al , .* -0 r , 1 . .rip 1 1 1 1:1 111:11111 1 1 1...1 i If p , - f 4 ~ , ..a -- â€¢1111401 -- 0 ..----0 REBAR WI PL AS, CAP N /0- 09'17*7v-- 30Â·16 , 3 ..40: * ' BAR W/ PLAS. CAP .U . I . f . . . . t - --7-1 ... 0 . I .4 1 111,1 1. 1 . 1 11-I[ OPKKNS A V E. + 6 ..K/ 4 8 12. 29 Â¥ 4 36 A 16 ,. . \D 11 1 1 - IL . 1-: 3 kT IMPROVEMENT SURVEY . 1 '71 . SOUTH M ARCH .... rEl EXHIBITV 4Nt,149â‚¬f 9 -- - '302.-2. __ ,, NE:> 1-1*Â«14 +W-tls* ... 4 - .L I --- - 1 -- 1 1 i 1 Il 1 - 11 lili 11 11 1 1 1 1: : -*Â« 11.1 3 -1181HXB I-'Illill - Ai