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HomeMy WebLinkAboutagenda.hpc.20010110..i: 1 .., i ; A. i, ASPEN *USTORIC PRESERVATION COMMISSION A 1 y, L ~ January 10,2001 l. , ' REGULAR MEETING, 5:00 p.m. 0. COUNCIL CHAMBERS I. SITE VISITS - NOONUMeet at.the first site. Ifyou cannot attend, be sure to visit the , 4 pfopertibst oil your own before the meeting. 328 Park Avenue 312 South Galena 5:00 I. Roll call II. Public Comments I.Ls ~I. Commission inember comments and project monitoring : ,4- it~ e IV:' Dist:losure-of coiinict of interest (actual and apparent) V. OLD BUSINESS 5:10 ~. A. 213 W. Bleeker - Appeal of Historic Preservation Commission Stay of ..1 Demolition, PuWic *earingi Cont'd from 12/20/2000 5:20 ' B. Corbin/Burrows - 610 W. Smuggler & 505 N. Fifth Street - Landmark, Lot Split, Public:Hearing - (cont'd from 12/20/2000) flito -ZE VI. NEW BUSINESS f i ./ p, as:50...1 A. 77515 W. Gill¢#pie - Lot Split, Conceptual, Public Hearing iz.,07 ~btill . ' ·3 331,1, ; 2 ~~ ~ B. '~3332 W. Maiti*treet - Condeptual, Public Hearing Russ b VII. WORKSESSIONS s 6:50 A. 328 Park Avenue :10 B. 312 S. Galena 7:30 VIII. ADJOURN OJECT MONITORING Susan Dodington 240 Lake Avenue- Greenberg 930 King - No Problem Joe's 121 5th & North - Ernie Frywald 330 Gillespie Ave. 232 E. Hallam St. 74 & Main Street 213 W. Bleeker Suzannah Reid 414 N. First- POLE 240 Lake Ave. 312 S. Galena 7a and Main 330 Lake Avenue 620 W. Bleeker Historical Society Teffrey Halferty 414 N. First- POLE 920 W. Hallam- Guthrie 212 W. Hopkins Ave. 312 S. Galena 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker Lisa Markalunas 939 E. Cooper- Langley (work stopped) 240 Lake Avenue- Greenberg 214 E. Bleeker- Brumder 330 Gillespie Ave. 520 E. Hyman Ave. 200 E. Bleeker 419 E. Hyman - Paragon Gilbert Sanchez 312 S. Galena 333 W. Bleeker Street 501 W. Main Christiania Lodg6 330 Lake Ave. 121 5th & North - Ernie Frywald 200 E. Bleeker . ally Dupps 419 E. Hyman - Paragon 501 W. Main Street - Christiania Lodge 129 W. Francis 435 W. Main 930 King Street Melanie Roschko 232 W. Hallam 520 E. Hyman 213 W. Bleeker CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 4 W. Hallam (Poppie's), expires April 26,2001 , 35 W. Bleeker old house expires Oct. 14,2000 302 E. Hopkins- September 22, 2001 HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staffpresentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion FINDINGS OF FACT AND RECOMMENDED ORDER FOR THE SCHELLING PROPERTY LOCATED AT 213 WEST BLEEKER STREET, ASPEN, COLORADO The Aspen Historic Preservation Commission hereby issues its "Findings of Fact and Recommended Order for the Schelling Property Located at 213 West Bleeker Street, Aspen, Colorado. SUMMARY On December 13, 2000 the Historic Preservation Commission heard testimony and was presented with evidence regarding the violations of HPC approvals at 213 W. Bleeker Street. For the most part, the facts of the case were not in dispute. Through a review of the information presented at the meeting, the Historic Preservation Commission has determined that this structure has suffered a complete loss of historic integrity, through the specific actions of the owner/contractor. This structure was one of our typical Miner's Cottages with some alterations. It was granted landmark status based on the Standards for Designation (section 26.420.010 of the City of Aspen Land Use Code). Specifically, that it met the standards for Architectural Importance, Neighborhood Character, and Community Character. As a result of the Landmark status the project received set back variances from the HPC. The construction documents were also required to contain specific information on the areas of demolition, and the plan for restoration of the historic structure. The preservation plan, submitted by the owner, with the construction documents clearly indicated the procedures and methods which were approved by the HPC and the procedure for making changes to that plan. This procedure was not followed in the field and resulted in the demolition of the 1880's framing of the structure, in a clear violation of the permit drawings and the HPC approvals. Though individual materials were salvaged, the integrity of the structure goes with the structure as a whole and not as a series of random parts. This loss of integrity impacts the landmark designation as well as being a loss to the community. It is a practical impossibility, at this time, to revoke the variances that were granted to this structure. Therefore, the HPC has chosen to allow the structure to continue in its current form with the imposition of the recommended order included in this document. It is important to note that this type of project is common in Aspen. Almost all rehabilitation projects require additional structure, additional insulation, and new interior walls to be constructed. Many projects of similar size and complexity have been undertaken successfully and without the loss of integrity of the historic structure. It is also important to note that HPC members and staff have worked very hard to create a program which accommodates the needs of the owners as well as protecting the integrity of our historic structures. We have established clear language for our approvals, requested specific information from applicants on the procedures which will be used for the construction, and have a process for accommodating the vagaries of the construction process. All in an effort to educate historic homeowners and contractors, to minimize confusion, and to make a clear and positive process. Aspen's historic structures are a significant asset to this community. They provide the basis for our unique character and an authentic record of our community's history. This structure, however modest, was a record of that history and the people who laid the foundation for what this town is today. The loss of this structure is a loss to the Aspen community. Our historic resources are unique, authentic and are not replaceable. FINDINGS OF FACT 1. The parties were represented by counsel, as follows: a. Owner/contractor Ron Schelling by attorney Douglas Allen. b. The City of Aspen by Assistant City Attorney David Hoefer. c. The Historic Preservation Commission by attorney Tim Whitsitt. 2. Witnesses were called to testify, including: a. Amy Guthrie, Aspen Historic Preservation Officer b. Fred Jarman, Aspen City Planner c. Stephen Kanipe, Chief Building Official, Aspen/Pitkin County d. Ron Schelling, owner/contractor. 3. Exhibits were offered, including: a. Resolution No. 18, Series of 2000, Aspen Historic Preservation Commission b. Resolution No. 11, Series of 2000, Aspen Historic Preservation Commission c. Building permit plan for 213 West Bleeker, Aspen, Colorado 2 0 d. Letter of Jack Palomino, dated October 11,2000 e. Stipulated Facts f. Conditions of Approval, Scope o f Work, and Preservation Plan g. Pictures of construction at 213 West Bleeker, Aspen, Colorado. 4. The house located at 213 West Bleeker, Aspen, Colorado, is a locally designated "landmark." Consequently, the house was subject to development review by the Aspen Historic Preservation Commission. 5. The property at 213 West Bleeker Street is owned of record by Mr. and Mrs. Ron Schelling. Mr. Schelling hired an architect, Jack Palomino, to take the proposed development at 213 West Bleeker through the review process. Mr. Schelling served as his own contractor on the project after obtaining the required "historic preservation " contractor's license. 6. On March 22,2000, the Aspen Historic Preservation Commission approved by resolution for the property at 213 West Bleeker Street "Landmark Designation, Conceptual Development, Partial Demolition, Temporary Relocation, Variances, and Residential Design Standards Review." 0 7. On April 26,2000, the Aspen Historic Preservation Commission approved by resolution "An Application for Final Development Review for 213 W. Bleeker Street, Lot G, Block 51, City and Township of Aspen, Colorado." The application was approved by a 4-1 vote with twenty-one (21) conditions. 8. Condition 13 required a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house and shed were to be removed as part of the renovation. 9. Condition 14 required a preservation plan, as part of the building permit plan set, indicating how any original materials which were to be retained would be restored. "The requirement is to retain/repair all original materials and replicate only those that are to be determined by HI'C staff and monitor to be beyond salvage." 10. Condition 20 required the General Contractor and/or Superintendent to obtain a specialty license in historic preservation prior to receiving a building permit. This was done by the owner/contractor Ron Schelling. 11. The building permit plan set, as required, reflected the twenty-one conditions, a ,, preservation plan, and a section entitled "demolition scope of work. 0 12. The preservation plan provided as follows: 3 a. The demolition and construction Of this project is a historic renovation and is subject to all the historic preservation commission (HPC) conditions of approval identified on the information sheet and atl requirements identified herein. b. No deviations from these drawings shall be allowed without first being reviewed and approved by HPC sta# and monitor. c. All the existing exterior materials including but not limited to roofing shingles, roll roofing, exposed copperflashing, copper roof trim, brick, fascia and eve trim, sojfit material, siding materials, corner boards, windows, exterior window trim, siding trim, siding water table, and all other miscellaneous exterior trim are considered historic and shall not be removed from the building except where identified on the drawings to be removed, salvaged, refurbished and reinstalled in their original locations. d. Should any materials have to be removed from the building in order to avoid damage to them during moving of the building, they shall be removed, salvaged, refurbished and reinstalled on the building in their original location and only upon being reviewed and approved by the HPC staff and monitor. e. Removal and replacement of any and all materials due to natural deterioration beyond repair shall also be subject to review and approval by the HPC staff and monitor. f Restoration ofthefront gable ofthe old house shall be based on physical evidence to the extent possible. The proposed construction work identified in the drawings shall serve as a guide only and actual reconstruction shall be based on field examination of the existingframing ofany window openings. No modification or new construction ofthe existingframing shall proceed until it is reviewed and approved by the HPC staff and monitor. 13. On August 23, 2000, the owner/contractor Ron Schelling and his architect Jack Palomino met with HPC Officer Amy Guthrie to review existing conditions uncovered during demolition. Schelling and Palomino were requesting modifications to the permitted set of drawings, including changes to the roofing, siding, windows, bay window, fire damaged framing, and shed floor elevation. There was no discussion regarding the possible total deconstruction of the historic structure at that time. 14. The monitor for the project was unable to attend the meeting with Schelling and Patomino. Therefore, Amy Guthrie felt that (1) without the monitor and (2) because of the significance of the proposed modifications that she could not approve the changes. She gave directions to Schelling and Patomino to list the requests in a letter that would then be taken to the HPC for review. No such letter was completed and submitted to Fred Jarman, until October 11, 2000, a day after Amy Guthrie discovered that the proposed work had already been undertaken. The site conditions recited in Palomino's October 11 letter were a correct representation of those conditions observed on the site by 4 Amy Guthrie in her August 23,2000, site visit. Those conditions did not exist on the site as of October 11, 2000. 15. Before Jack Palomino prepared the letter and without HPC review or approval, Ron Schelling went forward with the modifications. Roofing, siding, framing and other elements of the historic house were removed in violation of the building permit plan set and without HPC, staff, or monitor approval. The result was that the entire historic structure was deconstructed without the HPC's notice or approval. Chimney bricks, a window, some framing materials, the shed, eave molding, porch decking, soffit material and the siding water table were preserved; the remaining elements were destroyed. In performing the work, while some of the original studs and rafters had been preserved, the integrity of the historic wall and roof frame had been destroyed and a new frame had been constructed, onto which certain members of the historic roof and wall frame had been tacked. 16. Because of the alleged violations of the building plans, the property was red-tagged on or about October 20,2000. 17. Ron Schelling testified that he spoke with Palomino as the work proceeded and that he was under the impression that the HPC had approved the deviations from the original renovation plan. As a result of the miscommunication between the Owner/Contractor and his Architect, there was no communication with the HPC or staff whatsoever during this period oftime. 18. The evidence presented at the hearing established by a preponderance of the evidence that violations of the Historic Preservation Commission approvals and the building plans did in fact occur. Said violations are the legal responsibility of the Owner/ Contractor Ron Schelling. 19. As a result of the violations, the integrity of the structure at 213 West Bleeker as a Historic Landmark has been virtually destroyed. RECOMMENDED ORDER The Aspen Historic Preservation Commission, having concluded by a preponderance of the evidence that Ron Schelling violated Historic Preservation Commission approvals and the building plan, hereby recommends that City Council impose the following penalty upon Ron Schelling: 1. Require Mr. Schelling to submit to the Aspen Historic Preservation Commission a plan for the remediation of the violations for their review and approval. The violations include those items detailed in the findings and any other violations determined upon further inspection by staff and monitor. Until approval of the remediation plan, no construction, demolition, or other alteration of the historic project at 213 West Bleeker 5 shall occur except completion of the foundation that has been permitted as a limited exception to the red-tag because of safety considerations. 2. All remedial historic work approved by the Historic Preservation Commission shall be performed by contractors approved by HPC other than Schelling. If approved by HPC, some remedial work may begin, even as other issues are being discussed and resolved. 3. A weekly plan of action and a report of progress shall be submitted to the City's Historic Preservation Officer. 4. The Historic Preservation Commission has determined that a substantial penalty is merited in this case, based upon the,«_Ally total loss of an irreplaceable community historic resource. The Owner/Contractor accepted the zoning and land use benefits and concessions that are provided by virtue of the Landmark status of the structure and thereafter, without any regard for the requirements of the historic preservation program, destroyed the historic elements of the structure, rendering it, in his own words "a replication" of an historic building, rather than a reconstructed building as required by the Historic Preservation Ordinance. 5. The Historic Preservation Commission recommends that the Aspen City Council impose a three year moratorium on the continuation of all further construction or development work on the site, other than the minimum amount of work which would be required to secure the site for the purposes of public safety. That work should be undertaken under the supervision of the HPC staff, pursuant to an approved plan.In addition to the moratorium, Owner/Contractor should be required to reimburse the City for all costs, including the staff and attorney time required to resolve this matter. Alternatively, the HPC suggests that the City Council impose upon the Owner/Contractor a penalty (which includes the costs and fees of the City of Aspen in resolving this matter) in the amount of $250,000.00. 6. The owners shall provide a letter of credit in an amount sufficient to cover the estimated cost of the completion of the exterior work. The language shall clearly reflect the purpose of the letter of credit. The letter of credit shall automatically terminate upon the issuance of a certificate of occupancy for the house. 7. The owners shall write a letter of apology to the community concerning the damage to the historic resource, which shall be reviewed as to form by the City Attorney and which shall be submitted to the Aspen Times and the Aspen Daily News no later than ten (10) days after receipt of HPC approval of the remediation plan. 8. Reserve to HPC the right to address violations regarding the historic resource not previously discovered or that may be discovered in the future. 6 r61 0 APPROVED BY THE COMMISSION at its regular meeting on the 20th day of December, 2000. Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk Approved as to Form: 0 Tim Whitsitt, Special Counsel 0 7 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Community Development Deputy Directort~9 FROM: Fred Jarman, Plannerf j · RE: 610 West Smuggler and 505 North Fifth Streets - Historic Landmark Designation, Historic Landmark Lot Split, 500 sq. ft. FAR bonus request, .5 foot side yard setback variance for the east property line of Lot Q. Public Hearing (Continued from December 20,2000) DATE: January 10,2001 Ii:. ' t, F F - - I ' -E -/ -t . --2 4-0 - 1 -,-21.-==J I . t ' It 11. .Di - 1 , I-/##/ 1 - ./."14*r - 9-- = 11 + 1 ,""//74//"/IN/f..#pg '_ i/-1- -1/ ty --.............,L-... -* --/0/lillillillaililiza~LIifiie/5 J"~.iribi93621: £$ c.- 7 2 '/1,-/"/v,"604#4 1*-d ,3-~~-- -3 - IBIal/11'/N~Ui/il- 42# Jfi 1- ---- - 19. $ -9.&//711 - b r.4 ..t/-0. 0 -I .- vsr- 23.-4/C , 4/ Historic residence on 610 West Smuggler, "Unit Non-contributing duplex on 505 N. Fifth Street, C", located on Lot Q. "Units A and B", located on Lots R and S. APPLICANT: Ann Burrows and Marcia Corbin PARCELID: 2735-124-05-010 ADDRESS: 610 West Smuggler and 505 North Fifth Streets, Lots Q, R, and S, Block 20, City and Townsite of Aspen, Aspen, Colorado ZONING: R-6 (Medium Density Residential) CURRENT LAND USE: 9,000 sq. ft. lot containing an existing single-story residence and a single- story duplex PROPOSED LAND USE: Historic Landmark Designation, Historic Landmark Lot Split, 500 sq. ft. FAR bonus request,.5 foot side yard setback variance for the east property of Lot Q. 1 0 SUMMARY OFREQUEST The applicants, Ann Burrows and Marcia Corbin, represented by Mitch Haas, are requesting a 1) Historic Landmark Designation, 2) Historic Landmark Lot Split, 3) 500 sq. ft. bonus, 4) .5 side yard setback variance for the east property line of Lot Q, and 4) allocation of FAR to each new lot for a property located at 610 West Smuggler and 505 North Fifth Streets, Lots Q, R, and S, Block 20, City and Townsite of Aspen, Aspen, Colorado. fit should be noted that the entire request includes two other elements that will occur under the purview of the Planning and Zoning Commission and City Council. These elements include 1) a conditional use request to allow two single-family dwellings on the resulting 6,000 sq. ft. lot and 2) the vacation of a 1976 "Statement of Exemption from the Definition of Subdivision." These separate elements will be decided by the planning and Zoning Commission and City Council respectively. The matrix below outlines all the proper procedures for the different elements for this application.1 Steps Land Use Request Hearing Body 1 Landmark Designation Historic Preservation Historic Landmark Lot Split Commission 500 FAR Bonus Request 2 Landmark Designation Planning and Zoning Conditional Use for 2 single family Commission dwellings 0 3 Landmark Designation City Council Historic Landmark Lot Split Vacation of a 1976 "Statement of Exemption from the Definition of Subdivision" BACKGROUND The subject property, lots Q, R, and S, contains 9,000 sq. ft. and is located in Aspen' s West End in the R-6 Zone District. The applicants wish to landmark and split the entire property, request the 500 sq. ft. FAR. bonus, and attain a.5 foot east side yard variance for Lot Q to accommodate the existing historic structure. The fathering 9,000 sq. ft. parcel contains one historic structure and one non-contributing structure. The historic structure is a typical single-story wood frame Miner's Cottage of the Late Victorian age constructed in 1890 in its original location which has a landmark designation situated on Lot Q. The house is intact in its original context and form. All alterations have been done in the rear and are not visible from the street. Additionally, the residence is consistent with applicable National Register Criteria which states: Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work Of a master, or that possess high 0 artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction. 2 0 The second structure located on the site (Lots R and S) is described as a single-story pan- abode style duplex currently serving as a single residence. This structure is not designated as a landmark or currently listed on the City's Inventory of Historical Sites and Structures. Both structures (all three units) have been condominiumized; the non- contributing structure comprises Units A and B and the Miner's Cottage comprises Unit C. As stated earlier, the applicants wish to dissolve this arrangement through the vacation of a 1976 "Statement of Exemption from the Definition of Subdivision" to be decided by City Council at a later date. Essentially, an Exemption from the Definition of Subdivision was the method used to condominimize separate ownership on a lot or parcel prior to the adoption of the current "Lot Split" process; the intent of the language was similar to Lot Split language used today except today, given the right perameters, an applicant can receive separate lots in fee simple rather than two separately owned units on one lot. Since the historic designation currently only applies to the Miner's Cottage on Lot Q, known as "Unit C," the applicants wish to landmark the entire property while maintaining the second pan-abode structure as non-contributing. Following this designation on the entire lot, the applicants wish to split the parent lot into two lots resulting in one 3,000 sq. ft. lot and one 6,000 sq. ft. lot. The 3,000 sq. ft. lot will contain the historic structure (Lot Q) and is eligible for the 500 sq. ft. FAR. bonus. Uts stated by the applicant, uie primary purpose of the application is to create two fee simple lots with clearly defined floor area limits for each lot. In order to accomplish this, 0 the Condominium map and declarations must be eliminated and replaced with a plat showing the two properties as separate fee simple lots. It is clear, Ms. Corbin intends to sell Lot Q to Richard Wax and Associates, LLC,; however, the contract is contingent upon approval of an historic landmark lot split, designating FAR, and recordation of a plat to this effect. Ms. Corbin's adjacent neighbor, Ms. Burrows, is interested in clearly defining her future rights for her own knowledge and understanding, as well as for her new neighbor-to-be's knowledge and understanding.1 As required by the Land Use Code, pursuant to Section 26.480.030(A)(4) Subdivision Exemptions for a Historic Landmark Lot Split, the applicant is req®ed to allocate appropriate FAR for each newly created lot. The duplex FAR allowed for the fathering parcel is 4,080 square feet which is subsequently split between the two newly created lots. This process also requires the applicants requesting a lot split to appropriate specific FAR to each newly created lot. In addition to the lot split request, the applicants are also requesting the 500 sq. ft. bonus for this project as having significant merit. The resulting FAR allocation requested will be as follows: Newly Created Gross Square Feet Allocated FAR Lot Lot Q 3,000 1,340 (including the Bonus) Lots R and S 6,000 3,240 0 3 0 The applicant, in discussions with Amy Guthrie, has requested the FAR Bonus demonstrating that an historic landmark lot split constitutes an "outstanding preservation effort." In order to show how this lot split would indicate a project as having significant merit, Amy requested the applicant to respond to the "minor development" review criteria. More specifically, the applicant has shown that a landmark lot split would guarantee 1) HPC review for any development on both resulting properties, 2) FAR would be broken up between two or three structures, 3) locking the total allowable FAR for the historic house at 1,340 sq. ft., and 4) ensuring the remaining FAR of 3,240 sq. ft. will be on the adjacent lot to be either developed as a duplex or two smaller single family dwellings. It is in these terms that this project has significant merit. The historic landmark lot split will create a non-conforming east side yard setback for the historic resource on Lot Q. The required sideyard setback is normally a minimum of 5 feet. The newly drawn lot line separating Lots R-S from Lot Q will result in a 4.5 foot sideyard setback. (The normally required setback in the R-6 zone district is 5 feet.) Therefore, the Historic Preservation Commission has the authority to grant this slight reduction in the minimum setback requirement of 0.5 foot variance from the sideyard setback. Further, there are several encroachments into the right-of-way extending from the proposed newly created lots. Lot Q contains a fence, bar-b-que, shed, and trash shed encroachments onto the adjacent lot to the east and into the alley to the north. Proposed Lots R-S contains a wood fence encroachment into the West Smuggler Street right-of- 0 way. In addition, an irrigation ditch runs northward along North Fifth Street in front of Lots R-S. The ditch is currently landscaped. The Parks Department indicated that the ditch should remain as unimpeded as possible and no further impact to the landscaping be allowed. In summary, the applicants are requesting 1) to landmark the entire property with the exception ofthe non-contributing pan-abode structure on Lots R-S, 2) a subdivision exemption historic landmark lot split, 3) a 500 sq. ft. FAR bonus, 4) .5 foot east side yard setback variance for Lot Q, and 5) allocating appropriate FAR to each newly created lot. The request for a "conditional use" to allow two single-family dwellings on the newly created 6,000 sq. ft. lot shall be decided by the Planning and Zoning Commission; the request to vacate the existing plat shall be decided by City Council. The Historic Preservation Commission has the following decision making authority: 1. Recommendation to City Council for Landmarking Designation; and 2. Recommendation to City Council for Historic Landmark Lot Split; and 3. Final decision on whether or not to grant a 500 sq. ft. FAR bonus for a project as having significant merit and grant a.5 foot sideyard variance for Lot Q. 0 4 0 RECOMMENDATION: Staffrecommends approval of the Corbin / Burrows Historic Landmark Designation, Subdivision Exemption Lot Split, 500 FAR sq. ft. bonus, and .5 foot sideyard variance for Lot Q with the following conditions: 1. At present, there is a fencing encroachment into the public right-of-way on West Smuggler Street and a trash shed encroachment into the Alley for Block 20 on the north side of Lot Q. The applicant must either 1) remove the encroachments or 2) obtain a Temporary Revocable Encroachment License from the City Engineering Department allowing these encroachments to exist prior to the recording of the final plat; 2. That the applicant shall submit and record a subdivision plat which meets the terms of Chapter 26.480, and conforms to the requirements ofthe Land Use Code, 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; 3. That the applicant agrees that this subdivision exemption lot split resulting in one 3,000 square foot lot (Lot Q) and one 6,000 square foot lot (Lots R-S) contains a maximum potential build out not to exceed three (3) principal dwelling units which may be comprised of a duplex and a single-family home pursuant to Section 26.480.030(A)(2)(g) for the three lots combined. In addition, the applicant 0 may be able to place two single-family homes on the 6,000 sq. ft. Lot if approved as a conditional use by the Planning and Zoning Commission; 4. Any future development on the newly created lots shall be required to mitigate for their impact pursuant to Chapter 26.470 Growth Management Quota System (GMQS) as required; 5. 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; b. Contain a plat note stating that development of Lots "R-S" shall be required to mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c) of the Municipal Code for any future development; 5 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. 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 for variances approved by an entity having the authority to do so; e. That Lots Q, R, and S are designated as historic landmarks and must receive HPC approval for all development in accordance with Section 26.415 of the Municipal Code, as well at Section 26.410, the "Residential Design Standards;" 6. 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, Lot "Q" receiving 3,000 square feet and Lots "R-S" receiving 6,000 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 "Q" will be 1,340 s.f. (including a 500 square foot floor area bonus) 0 and 3,240 square feet of floor area on Lots "R-S." The information specific to exact allocated FAR as indicated above for both lots as verified by the City Zoning Officer, shall be included on the plat, as a plat note; 7. As a minimum, the subdivision exemption agreement shall include the elements outlined in Section 26.480.030(A)(2) of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.480.070(IE); 8. Any further development for the historic structure or on the lots created by this lot split shall be subject to further review as required by Section 26.415 of the Aspen Land Use Code; 9. That the HPC herein and pursuant to this Resolution, grants the applicant approval to allocate the FAR to be split between the two newly created lots (including the 500 sq. ft. bonus) to be 4,580 sq. ft. in total. The applicant shall appropriate this FAR in the following manner: Lot "Q" as having 1,340 sq. ft. and Lots "R-S" as having 3,240 sq. ft. prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). Further, these lot sizes and floor areas shall be indicated on the final plat that is recorded in the Pitkin County Clerk and Recorder's Office; 0 6 0 10. That the HPC herein and pursuant to this Resolution, grants the applicant approval for a 4.5 foot side yard setback resulting from an allowed 0.5 foot decrease in the normally 5 foot setback requirement in the R-6 zone district to be allocated to the east property line of Lot "Q" containing the historical structure; 11. That the applicants preserve the "monument" on the south east corner of Lot S as required by the City of Aspen Engineering Department; 12. That the applicants shall ensure that each structure on the newly created lots maintain their separate and individual meter boxes; 13. That the applicant agrees that they shall be required to place street trees as a result of any future development to reflect the traditional cottonwood street tree pattern currently lining West Smuggler and North Fifth Street as required by the City of Aspen Parks Department; and 14. That the HPC grants an approval to demolish the existing pan-abode located on Lots R and S. RECOMMENDED MOTION "I move to recommend Historic Preservation Commission approve the Historic Landmark Designation, Historic Landmark Lot Split, 500 square foot FAR bonus,.5 foot east side yard setback variance for Lot Q, and allocation of FAR to the newly created lots 0 for a property located at 610 West Smuggler and 505 North Fifth Streets, Lots Q, R, and S, Block 20, City and Townsite of Aspen, Aspen, Colorado, with conditions set forth in the Resolution"L REVIEW CRITERIA AND STAFF FINDINGS EXHIBIT A - HISTORIC LANDMARK DESIGNATION EXHIBIT B - HISTORIC LANDMARK LOT SPLIT EXHIBIT C - MINOR DEVELOPMENT REVIEW STANDARDS / REQUEST FOR 500 SQ. FT. BONUS EXHIBIT D - APPLICATION EXHIBIT E - RESOLUTION No. , SERIES OF 2001 0 7 EXHIBIT A 26.420.010 HISTORIC LANDMARK DESIGNATION STANDARDS Any structure or site that meets two (2) or more of the following standards may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those, which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Staff Finding: Staff and the applicant are unaware of any historical significance in connection with this site with respect to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Staff finds this criterion is not met. B. Architectural importance. Based on the building form, use, or specimen, the structure or site rejlects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architecturat type. Staff Finding: Staff finds that the structure located on Lot Q is a typical example of an Aspen miner's cottage, which reflects an architectural character that is of distinct, traditional Aspen character. The one-story wood frame house is of more or less rectangular shape, with horizontal wood siding, an asphalt gable roof, a front porch, and a chimney. The house is fairly typical of Late Victorian one-story, wood frame Miner's Cottages from the late 1800s. The scallop-shingled gable end faces the street and its lower portion contains one large double-hung, principal window in a shallow bay. The bay has a hip roof supported by brackets with beaded trim, and the base of the bay, too, is supported by brackets. A cross-gable runs parallel to the street with a shed-roof porch occupying the corner. There are two entry doors with transoms and a double-hung window under the porch's shed roof. The porch has turned wood posts. The house resides in its original location, where it served as the residence of one Emma Carstens. According to the recent update of Aspen's Inventory of Historic Sites and Structures, the structure is considered representative of Aspen's mining era character because of its size, simple plan, front gable/porch relationship, and the double entry doors. Since its architecture was found to embody the distinctive characteristics (i.e., building type, period, and method of construction) of Aspen's late 1800s silver mining era, the structure itself was designated as a local historic landmark in 1981 via the adoption of Ordinance No. 77, Series of 1981. 8 The applicants request that the entire property now be included as part of the landmark designation. This action allows HPC review authority over any future proposals for exterior changes to any structure(s) located on the property ensuring compatibility with the historically significant structure. Staff finds this criterion to be met. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Staff Finding: Staff finds that the original designer is unknown. Therefore, this standard is not met. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is importantfor the maintenance of that neighborhood character. Staff Finding: The property is located in Aspen's historic West End neighborhood. More specifically, West Smuggler Street between North Fifth and Sixth Streets contains four (4) well- preserved, small miner's cottages and is consistent with surrounding blocks that embody some of the best remaining examples of the historic character associated with Aspen's silver mining era. Important to the preservation of this site includes the ability to ensure that neighboring structures are designed in a compatible and sympathetic manner in context with the historic resource. Staff finds that, by landmarking the entire site, the HPC maintains the ability to ensure design compatibility and consistency with historic resources in this historic neighborhood. In approving this landmark designation request, the HPC will gain review authority over the whole property and, therefore, the ability to ensure compatibility in design, massing and scale for the structure(s) located next door to the subject miner's cottage. Staff finds this criterion to be met. E. Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Staff Finding: As it currently exists, the Miner's Cottage is representative of the modest scale, style, and character of homes constructed in the late 1800's which is Aspen's primary period of historic significance. This structure is a strong example of the original appearance and character of Aspen's miner cottages. The house is consistent with the typical size and architectural characteristics of other Aspen structures or sites of historical or architectural importance specific to this era. Its location further enhances the importance of its preservation in defining Aspen's historic character. 9 0 By virtue of this proposed designation of this site, the applicants will have the ability to propose the historic landmark lot split. This allows for the ability to develop two small- scale detached homes on Lots R and S provided a conditional use is also provided by the Planning and Zoning Commission. If such a development is undertaken, the northwest corner of West Smuggler Street and North Fifth Street will be developed consistent with the historic development patterns of the original Aspen Townsite; there would be one relatively small (approximately 1,500 square feet on average), modest residence per 3,000 square feet of land, each with street frontage and alley access. Staff finds this criterion to be met. 0 0 10 EXHIBIT B HISTORICAL LANDMARK LOT SPLIT In order to conduct an Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.100.050(A)(2)(e), and Section 26.72.010(G). 26.480.030(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 ofthe 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 Staff Finding: The property consists of Lots Q, R, and S of Block 20 in the original Aspen Townsite. The property is not located within a previously approved subdivision, and the lots predate the City's adoption of subdivision regulations. The condominium map of the property does not constitute a subdivision since the property. It is still treated as one lot under Aspen's land use regulations and it was approved as "an exemption from the definition of subdivision." Stafffinds this criterion to be met. 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). Staff Finding: This proposal will create two lots where only one currently exists. The resulting lots will contain 6,000 square feet and 3,000 square feet and conform with the dimensional requirements of the underlying R-6 zone district. The minimum lot size in the R-6 zone district is 6,000 square feet, and 3,000 square feet for lots created through approval of an Historic Landmark Lot Split. The lot split will not result in any additional density potential (outside of any allowable density), there are no implications with regard to the GMQS provisions. Irrespective of the current lack of GMQS implications, the redevelopment will be subject to the terms and provisions of Section 26.470.070(B), as may be amended from time to time if the structure on Lots R and S were demolished for replacement. Specifically, the applicants would be required to either: 1) provide one free market unit and one deed restricted, resident occupied unit with a minimum floor area of 1,500 square 11 feet; 2) provide two free market units and one accessory dwelling unit (ADU) with a minimum floor area of 600 net livable square feet; 3) provide two free market units and two ADUs with a minimum net livable floor area of 300 square feet each; 4) provide two deed restricted, resident occupied units; or, 5) pay the applicable affordable housing impact fee. A note to this effect is included on the proposed Subdivision Exemption Plat for approval prior to recordation. Staff finds this criterion to be met. 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 Staff Finding: Staff finds the subdivision exemptions provided for in Chapter 26.480 of the Code includes: 1) Lot Line Adjustments; 2) Lot Splits; 3) Approved Subdivisions; and 4) Historic Landmark Lot Splits. While the subject property was granted a 1976 exemption from the definition of subdivision in order to allow condominiumization, the lot was never the subject of a subdivision exemption under the provisions of this (26.480) chapter or a lot split exemption. Staff finds this criterion to be met. 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. Staff Finding: Staff shall require that a subdivision plat will be reviewed by the Planning and Engineering Departments for approval and recordation within 180 days of final land use approval. The plat will include notes explaining that further subdivision is prohibited unless otherwise allowed by virtue of future code amendment(s), and that any and all additional development must comply with the applicable provisions of the Land Use Code. It will also contain a note describing and referring to the approvals pursuant to which the plat was prepared. Staff finds this criterion to be met. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the ojfice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Staff Finding: Staff finds that the applicants understand the language of this criterion and will comply. It is the understanding of the co-applicants that the plat and plat notes may serve as the 12 "subdivision exemption agreement," with no need for a separate document. However, as previously required by Staff for other historic landmark lot splits, the applicants will record a separate subdivision exemption agreement upon the City's approval. Staff finds this criterion to be met. D 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. Staff Finding: This proposal does not indicate that any of the existing dwelling units will be immediately demolished. It is clear that the applicants wish to eventually demolish the non-contributing structure on Lots R and S. The Aspen Historic Preservation Officer, Amy Guthrie, has visited the site and determined that the structure on Lots R and S is of no historical significance and is not opposed to its demolition. [The structure is not designated as a landmark or listed on Aspen's Inventory ofHistoric Sites and Structures.] Staff finds this criterion to be met. 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. Staff Finding: The applicants request the land use approvals to allow a total buildout of three (3) units. This buildout could occur in the form of three single-family dwellings which is allowed as a conditional use. This application also requests conditional use approval from the Planning and Zoning Commission for the ability to eventually redevelop 6,000 square foot Lots R and S with two detached dwelling units; Lot Q will always contain one detached residence. Staff finds this criterion to be met. [In June of 1998, the Community Development Director made a formal code interpretation finding that the word "may," as used in this standard, is permissive and means the same thing as "can" or "might." Thus, the proposal complies with the technical requirements of this standard even if Lots R and S are redeveloped with two detached single-family structures (see 920 West Hallam Street approval).] 26.480.030(A)(4) Sum)IVISION EXEMPTIONS, HISTORIC LANDMARK LOT SPLIT The split of a lot that is a designated historic landmark for the development of one new single-family dwelling. The Historic Landmark Lot Split shall meet the requirements of section 26.88.030(A)(2), section 26.100.050(A)(2)(e), section 26.72.01(KG) of this Code5 and the following standards: a) The original parcel sitaN 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. 13 Staff Finding: The subject parcel is 9,000 square feet and is located in the R-6 zone district. Staff finds this criterion to be met. 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. Staff Finding: Staff finds that the FAR floor area will be divided as provided below. The original parcel in the current case is 9,000 square feet, and the R-6 zone allows 4,080 square feet of FAR floor area for a duplex on such a lot. The applicant's wish to divide the 4,080 square feet by allocating 3,240 square feet of FAR floor area to Lots R and S (combined) and 840 square feet to Lot Q provided the HPC grants a 500 square foot bonus to Lot Q, bringing its total allowable FAR floor area to 1,340 square feet. A note explaining these allocations is included on the proposed Subdivision Exemption Plat and will be included on the Plat approved for recordation. Staff finds this criterion to be met. 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. Staff Finding: Currently, the applicants are not proposing any on-site development at this time. It is clear that the applicants wish the entire property to be landmarked and subsequently split for this application to work with respect to the requirements of the R-6, Medium Density Residential zone district. The minimum lot size in the R-6 zone is 6,000 square feet for most lots, but 3,000 square feet for lots created through the approval of an Historic Landmark Lot Split. In its current configuration, the property comprises one 9,000 square foot lot. Detached residential dwellings and duplexes are listed as permitted uses in the R-6 zone district. It should be noted that the dimensional requirement of "minimum lot area per dwelling unit" requires that a detached residential dwelling maintains a minimum lot area of 6,000 square feet, while A duplex may be developed on a lot of 8,000 square feet that was subdivided as of April 25,1975. A duplex may also be developed on a lot of 7,500 square feet that was subdivided as of and annexed subsequent to January 1, 1989. Otherwise, the duplex must be developed with a minimum lot area of 4,500 square feet per dwelling unit, unless the property contains a historic landmark, in which case a duplex or two (2) detached residential dwellings may be developed with a minimum lot area of 3,000 square feet per unit. 14 Currently, the lot contains a detached dwelling unit and a duplex structure used as a single residence which are nonconforming with respect to the minimum lot area per dwelling unit provisions of the R-6 zone. In effect, the existing configuration would require a 12,000 square foot lot. Approval of the requested landmark designation and lot split will eliminate this nonconformity by placing the detached residence on a 3,000 square foot lot while creating a 6,000 square foot lot for redevelopment with a duplex, or one or two detached residences. The lot containing the historic resource (Lot Q) will not be changed as a result of the proposal. The house on Lot Q is situated 1.7 feet from the westerly side lot line; a barbecue, a shed, and a fence encroach onto the adjacent lot to the west; and, a trash shed encroaches on the alley right-of-way. All of these conditions will continue for the time being, but with the creation of a new lot line between Lots Q and R, some minor setback nonconformities (i.e., an approximately 4.5' setback instead of the required 5') will be created with respect to the side yard. The structure on Lots R and S does not currently comply with the rear and side (east) setback requirements of the R-6 zone district. The proposed lot split will not create any additional nonconformities. It is clear that the applicants wish to demolish the non- contributing structure on Lots R and S. Any subsequent redevelopment of the property will comply with all applicable dimensional requirements of the R-6 zone district. 26.470.070(C) GMQS EXEMPTION, HISTORIC LANDMARK LOT SPLIT The construction of each new single-family dwelling on a lot created through review and approval of an Historic Landmark Lot Split shall be exempt from the scoring and competition procedures. The exemption is to be approved by the Community Development Director, but is not to be deducted from the respective annual development allotments or from the development ceilings. Staff Finding: Currently, there are no standards for reviewing exemption requests; however, if the structure on Lots R and S is demolished for replacement, the redevelopment shall comply with Section 26.470.070(B)(2), by one ofthe following: 1) providing one free market unit and one deed restricted, resident occupied unit with a minimum floor area of 1,500 square feet; 2) providing two free market units and one accessory dwelling unit (ADU) with a minimum floor area of 600 net livable square feet; 3) providing two free market units and two ADUs with a minimum net livable floor area of 300 square feet each; 4) providing two deed restricted, resident occupied units; or, 5) paying the applicable affordable housing impact fee. The applicant is required to provide a note on the proposed Subdivision Exemption Plat for approval prior to recordation to this effect. Further, the structure on Lot Q is an historic landmark. If it is ever allowed to be demolished, its redevelopment will comply with Section 26.470.07003)(1). 15 EXHIBIT C MINOR DEVELOPMENT REVIEW STANDARDS / REQUEST FOR 500 SQ. FT. BONUS In order to request and receive a 500 square foot floor area bonus for the historic structure on Lot Q, the applicants were directed by Amy Guthrie to address the standards for review of a minor development justifying the requested bonus. The standards for minor review are provided below. a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent pal'cels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowedfloor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and Staff Finding: The proposed lot split enables the development of up to three detached units with an total allowable floor area of 4,580 square feet that includes the 500 square foot bonus. Projects are eligible for the FAR bonus that call successfully demonstrate an outstanding preservation effort. A few examples of projects demonstrating an outstanding preservation effort would include the retention of historic outbuildings or the creation of a breezeway or connector elements between the historic resource and new construction. In addition, lots which are larger than 9,000 square feet and properties which receive approval for a historic landmark lot split are also be considered for this bonus. Normally, this request is made during a work session before the HPC. Since the current request is being processed as a "Minor Review" and is part of an historic landmark lot split application, Amy Guthrie, waived the need for a work session with the HPC to discuss the merits of the bonus request. By completing the proposed historic landmark lot split, an outstanding preservation effort will be achieved by the following: 1. Ensuring that any future proposals involving either or both of the resulting properties will require HPC review and approval; 16 0 2. Ensuring that the total allowable floor area on the property will be broken up between at least two, if not three, structures; 3. Ensuring that the total FAR. potential of the historic structure will be only 1,340 square feet; this eliminates the potential for inappropriately sized and scaled additions to the historic structure; 4. Ensuring that nobody will be able to apply for additions that would make the historic structure 3,660 square feet as a single-family unit or, worse still, 4,080 square feet as a duplex; 5. Ensuring that 3,240 square feet of the site's floor area expansion potential will be on the adjacent lot in a form compatible with the historic structure in terms of general scale, site plan, massing and volume; and finally, 6. Enabling the potential for the 9,000 square foot lot to be developed as three (3) relatively small, single-family detached residences in a manner consistent with the historic development pattern of the original Aspen Townsite. Staff finds that the proposed project, as a result of the points made above, achieves outstanding merit and therefore this criterion is met. b. The proposed development reflects and is consistent with the character of the neighborhood oftheparce/proposedfor development, and Staff Finding: The historic land use pattern in the West End of Aspen is comprised primarily of relatively small single-family detached and duplex structures on 3,000 sq. ft. lots that are accessed via alleys. The applicant's proposal is consistent with the historic development patterns and character of the neighborhood. Staff finds this criterion to be met c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels, and Staff Finding: Staff finds that the proposed development does not detract from the historic significance ofthe designated historic structure. Staff finds this criterion to be met. i The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. 0 17 Staff Finding: The proposed development does not affect the architectural character or integrity of any historic structure. Staff finds this criterion to be met. 0 18 1 -- . . 44.. PUBUC NOTICE =E PLACE PURPOSE . u /1./00 .4.1.. -- ue i b Up BIM 1/§02 <305 Ai F) (+11 S }- County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26304.060(E) I, , being or representing an Mrht liARs Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing ofnotice, a copy ofwhich is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred (300) feet ofthe subject property, as indicated on the attached list, on the ZI~lay of ~61eM@~, 2000 (which is 26(lays prior to the public hearing date of 11~13/06 ). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the 224ay of A|OU· , 200-2-, t~2' 106), of 1koe•legg , 200 D. (Must be posted for at least ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. Signature V (Attach photograph here) Signed before me thisiA day of N N 4,1*.lat-4/ 2000. by MAA 4L WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: N /51-0004 Notary Public ELZed 571 609 CORPORATION BERLINER ARTHUR S BASS RAIFIEL 1 A COLORADO CORPORATION C/O WALDEN 606 E HYMAN PO BOX 1819 ASPEN, CO 81611 750 BATTERY ST #700 SPEN, CO 81612 SAN FRANCISCO, CA 94705 BLANK ROBERT S & NANCY L BROOKS LAURENE B CHRIST EPISCOPAL CHURCH C/O WHITCOMB PARTNERS SHERIDAN SUSAN B 536 NORTH ST 110 W 51ST ST ROOM 4310 421 DETROIT ST ASPEN, CO 81611 NEWYORK, NY 10020 DENVER, CO 80206 DOREMUS FAMILY LTD PARTNERSHIP CORBIN MARCIA A CROWN TAPPER PATRICIA LLLP PO BOX 9312 5 POLO CLUB DR 85 GLEN GARRY DR ASPEN, CO 81612 DENVER, CO 80209 ASPEN, CO 81611 FOX SAM ELLIOTT ELYSE A GOLDSMITH BARBARA L FOX MARILYN 610 NORTH ST 1021 PARK AVE 7701 FORSYTH BLVD STE 600 ASPEN, CO 81611 NEWYORK, NY 10021 CLAYTON, MO 63105 HAGERMAN PASS EQUITY VENTURE HALL CHARLES L HARDER JAMES B & DELLA 1/2 INT LLC 2001 KIRBY DR STE 1220 PO BOX 1819 CO LEONARD WEINGLASS ASPEN, CO 81612 HOUSTON, TX 77019 PO BOX 11509 ASPEN, CO 81612 HELZBERG SHIRLEY BUSH TRUSTEE RMAN ANDREW J HEWETT CHRISTOPHER QUALIFIED PERSONAL RESIDENCE 3 HOMER AVE PO BOX 2577 TRUST ALO ALTO, CA 94301 RANCHO SANTA FE, CA 92067 5805 MISSION DR SHAWNEE MISSION, KS 66208 HOFFMAN JOHN L IBBOTSON ANNE B ISRAEL CHARLES B 1035 W 57TH ST 505 N 5TH ST PO BOX 11689 KANSAS CITY, MO 64113 ASPEN, CO 81611 ASPEN, CO 81612 LANGENKAMP FAMILY REVOCABLE JJDG LLLP KOEHLER DAVID R TRUST TRUST 1/2 263 E GORE CREEK DR 618 W SMUGGLER ST 633 NORTH ST VAL CO 81657 ASPEN, CO 81611 ASPEN, CO 81611 LEWIS ADAM LEWIS TOBY D LOWREY JAMES E JR TRUSTEE C/O KATHLEEN HONOHAN @NATIONAL 18930 S WOODLAND RD 1390 ENCLAVE PKWY CITY BANK SHAKER HEIGHTS, OH 44122 HOUSTON, TX 77077-2025 1900 E 9TH ST LOC 2030 CLEVELAND, OH 44114 UETKEMEYER JOHN A JR & SUZANNE MAC CARTHY LYNDA M MARI<ALUNAS JAMES J & RAMONA I 800/0 626 W FRANCIS ST 624 W NORTH ST HREIBER EUGENE H & STANFORD D ASPEN, CO 81611 ASPEN, CO 81611 50% 17 W PENNSYLVANIA AVE TOWSON, MD 21204 MAROLT MAXWELL S MCLEAN CHARLES M MUSGRAVE MARJORY M PO BOX 1013 PO BOX 11687 629 W NORTH ST ASPEN, CO 81612 ASPEN, CO 81612-9478 ASPEN, CO 81611 OXLEY DEBBY M 50% PLENK HENRY P & AGNES M POPE WILLIAM H 1300 WILLIAMS TOWER I 875 DONNER WAY 1403 540 W SMUGGLER TULSA, OK 74103 SALT LAKE CITY, UT 84108 ASPEN, CO 81611 SILVERMAN JACK E SMALL ALBERT H & SHIRLEY S SMITH CHRISTOPHER H & LESLIE M 612 W FRANCIS ST 7116 GLENBROOK RD 234 WEST HOPKINS AVE ASPEN, CO 81611 BETHESDA, MD 20814 ASPEN, CO 81611 WEST SMUGGLER LOT SPLIT LLC WEST END 111 PARTNERSHIP LLC WHIPPLE RALPH U & LYNNE C C/O LEONARD WEINGLASS 420 W FRANCIS ST 855 GIBSON AVE PO BOX 11509 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 MCCARTY DANIEL L SALTER JAMES PO BOX 4051 P O BOX 765 ASPEN, CO 81612 BRIDGEHAMPTON, NY 11932 RE: 610 W. SMUGGLER LANDMARK DESIGNATION, HISTORIC LOT PUBLIC NOTICE SPLIT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, December 13,2000, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Anne Burrows and Marcia Corbin requesting approval for Historic Landmark Designation, and a Historic Lot Split. The property is located at 610 W. Smuggler and is described as Units A-C, Smuggler Condominiums, Block 20, of the City and Townsite of Aspen. For further information, contact Fred Jarman at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5102, fredj@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on November 15,2000 City of Aspen Account EXHIBIT E RESOLUTION NO. IE, SERIES OF 2001 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECOMMENDING CITY COUNCIL APPROVE AN APPLICATION FOR A HISTORIC LANDMARK DESIGNATION, HISTORIC LANDMARK LOT SPLIT, VARIANCE FOR SIDE YARD SETBACKS, 500 SQUARE FOOT BONUS, AND ALLOCATION OF FAR TO THE NEWLY CREATED LOTS FOR THE PROPERTY LOCATED AT 610 WEST SMUGGLER AND 505 NORTH FIFTH STREETS, LOTS Q, R, AND S, BLOCK 20, CITY AND TOWNSITE OF ASPEN, ASPEN, COLORADO Parcel ID: 2735-124-05-010 WHEREAS, the applicants, Ann Burrows and Marcia Corbin, represented by Mitch Haas, requested a 1) Historic Landmark Designation, 2) Historic Landmark Lot Split, 3) 500 sq. ft. bonus, and 4) allocation of FAR to each new lot for a property located at 610 West Smuggler and 505 North Fifth Streets, Lots Q, R, and S, Block 20, City and Townsite of Aspen, Aspen, Colorado. The property located on Lot Q is currently designated as a Historic Landmark in the City of Aspen; and WHEREAS, all applications for a Historic Landmark Designation, Historic Landmark Lot Split, variance for side yard setbacks, allocation of 500 square foot bonus, and FAR allocation to newly created lots shall meet all of the following Development Review Standards of Section 26.420.010, Section 26.480.030(A)(2), and Section 26.480.030(A)(4) in order for HPC to grant approval, namely: 26.420.010 Historic Landmark Designation Standards Any structure or site that meets two (2) or more of the following standards (Section 26.420.010) may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those, which are unique or have some special value to the community. b) Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. c) Architectural importance. Based on the building form, use, or specimen, the structure or site reflects an architectural style that is unique, distinct, or of 19 traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. d) Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. e) Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. f) Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Section 26.480.030(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: b) 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 c) 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). d) 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 e) 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. f) Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. 20 0 g) 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. h) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home; and Section 26.480.030(A)(4) Historic Landmark Lot Split. The following standards must be met: a) The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district. b) The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. c) The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel that contains a historic structure; and 0 Section 26470.070(C) GMQS Exemption by the Community Development Director, Historic Landmark Lot Split. The construction of a new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to section 26.88.030(A)(5) shall be exempted from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings; and Section 26.72.010(G), Historic Landmark Lot Split. The development of all lots created pursuant to section 26.88.030(A)(5) shall be reviewed by HPC at a public hearing; and WHEREAS, in a staff report dated December 1301,2000, the Community Development Department determined the application for a historic landmark designation and historic landmark lot split met the applicable review standards indicated above, and recommended approval with conditions; and WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting of the Historic Preservation Commission on December 136, 2000, at which time the HPC considered and found the application to meet the review standards, and 0 recommended approval to the City Council for the historic landmark designation, historic 21 landmark lot split, and allocation of 500 square foot bonus, and FAR allocation to newly created lots with conditions by a vote of to L. to _). NOW, THEREFORE, BE IT RESOLVED: That HPC recommends the City Council approve the Historic Landmark Designation, Historic Landmark Lot Split, for a property located at 610 West Smuggler and 505 North Fifth Streets, Lots Q, R, and S, Block 20, City and Townsite of Aspen, Aspen, Colorado with the following conditions: 1. At present, there is a fencing encroachment into the public right-of-way on West Smuggler Street and a trash shed encroachment into the Alley for Block 20 on the north side of Lot Q. The applicant must either 1) remove the encroachments or 2) obtain a Temporary Revocable Encroachment License from the City Engineering Department allowing these encroachments to exist prior to the recording of the final plat; 2. Thatthe applicant shall submit and record a subdivision plat which meets the terms of Chapter 26.480, and conforms to the requirements of the Land Use Code, 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; 3. That the applicant agrees that this subdivision exemption lot split resulting in one 3,000 square foot lot (Lot Q) and one 6,000 square foot lot (Lots R-S) contains a maximum potential build out not to exceed three (3) principal dwelling units which may be comprised of a duplex and a single-family home pursuant to Section 26.480.030(A)(2)(g) for the three lots combined. In addition, the applicant may be able to place two single-family homes on the 6,000 sq. ft. Lot if approved as a conditional use by the Planning and Zoning Commission; 4. Any future development on the newly created lots shall be required to mitigate for their impact pursuant to Chapter 26.470 Growth Management Quota System (GMQS) as required; 5. 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: i. Meet the requirements of Section 26.88.040(D)(2)(a) of the Aspen Municipal Code; 22 ii. Contain a plat note stating that development of Lots "R-S" shall be required to mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c) of the Municipal Code for any future development; iii. 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; iv. 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 for variances approved by an entity having the authority to do so; v. That Lots Q, R, and S are designated as historic landmarks and must receive HPC approval for all development in accordance with Section 26.415 of the Municipal Code, as well at Section 26.410, the "Residential Design Standards;" 6. 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, Lot "Q" receiving 3,000 square feet and Lots "R-S" receiving 6,000 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 "Q" will be 1,340 s.f. (including a 500 square foot floor area bonus) and 3,240 square feet offloor area on Lots "R-S." The information specific to exact allocated FAR as indicated above for both lots as verified by the City Zoning Officer, shall be included on the plat, as a plat note; 7. As a minimum, the subdivision exemption agreement shall include the elements outlined in Section 26.480.030(A)(2) of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.480.070(IE); 8. Any further development for the historic structure or on the lots created by this lot split shall be subject to further review as required by Section 26.415 of the Aspen Land Use Code; 9. That the HPC herein and pursuant to this Resolution, grants the applicant approval to allocate the FAR to be split between the two newly created lots (including the 500 sq. ft. bonus) to be 4,580 sq. ft. in total. The applicant shall appropriate this FAR in the following manner: Lot "Q" as having 1,340 sq. ft. and Lots "R-S" as having 3,240 sq. ft. prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). Further, these lot sizes and floor 23 areas shall be indicated on the final plat that is recorded in the Pitkin County Clerk and Recorder's Office; 10. That the HPC herein and pursuant to this Resolution, grants the applicant approval for a 4.5 foot side yard setback resulting from an allowed 0.5 foot decrease in the normally 5 foot setback requirement in the R.-6 zone district to be allocated to the east property line of Lot "Q" containing the historical structure; 11. That the applicants preserve the "monument" on the south east corner of Lot S as required by the City of Aspen Engineering Department; 12. That the applicants shall ensure that each structure on the newly created lots maintain their separate and individual meter boxes; 13. That the applicant agrees that they shall be required to place street trees as a result of any future development to reflect the traditional cottonwood street tree pattern currently lining West Smuggler and North Fifth Street as required by the City of Aspen Parks Department; and 14. That the HPC grants an approval to demolish the existing pan-abode located on Lots R and-871*#E , - f/Er/Avag ) 9-14 3 i - - 31-»L-1- ,- fts D APPROVED BY THE COMMISSION at its regular meetin& on the 107 dayFbf~ January, 2001. 1 L -, o»it ftc /30- CIA-4_ Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair 24 0 ATTEST: Kathy Strickland, Deputy City Clerk C:\My Documents\Current Cases\Lot Slpit\Corbin_Burrows\Corbin_BurrowsLotSplitMemo.doc 0 0 25 MCA MEMORANDUM TO: Aspen Historic Preservation Commission .- ¥V THRU: Joyce Ohlson, Community Development Deputy Director J. FROM: Fred Jarman, Planner~~ RE: 515 West Gillespie Street - Significant Conceptual Review / PUBLIC HEARING DATE: January 10,2001 E= W - 4 GILLESPIEAVE s ',;1l 0 & 1 + 344 ' 4 , 5 4 : 1 PEARL- CT ' 'Litti, Ft ~'' ''' ''dj I 1 147)98, 1 -S t, 6 . ..... NORTH ST SUMMARY OF REQUEST The applicant is requesting Conceptual Review for the following land use approvals for a property located at 515 West Gillespie Avenue, City and Townsite of Aspen. 1. Historic Landmark Designation* 2. Historic Landmark Lot Split* 3. Partial Demolition 4. Relocation 5. 500 sq. ft. FAR bonus 6. Variances allowing a 4' side yard and 4' rear yard setbacks for a garage 7. Variance for a reduction in off-street parking to one space, and 8. Conditional Use for two single family dwellings or duplex on a 6,000 sq. ft. lot. (This will be decided by the Planning and Zoning Commission) *It should be noted, requests 1 and 2 listed above, are already part of a continued public hearing. The applicant, for a variety of reasons, has incorporated the other requests (3 - 8) as new requests that have been noticed accordingly and are part of this application. 1 BACKGROUND The subject property currently contains a two-story residence (pictured on front) that is listed on the City's Inventory of Historical Sites and Structures and is situated on a 9,540 square foot lot. The house was built in approximately 1887 and was originally located at 100 West Hopkins Avenue. It is approximately 1,681 square feet in size and is used as a single-family dwelling located in the R-6 Zone District. The lot also contains a non- contributing garage that is not listed on the inventory. The applicant has requested a historic landmark lot split that will result in two lots; Lot "A" having 3,540 square feet and Lot "B" having 6,000 square feet. (Please see Exhibit depicting the newly created lots.) Further, Section 26.480.030(A)(4) Subdivision Exemptions for a Historic Landmark Lot Split, requires the applicant to allocate appropriate FAR to each newly created lot using the allowable duplex FAR for the fathering pafel*:The duplex FAR allowed for the fathering parcel is 4,112 square feet which is subs&quently split between the two newly created lots: 1,587 sq. ft. to Lot A and 3,025 sq. ft. to Lot B. The applicant has also requested for the FAR bonus of 500 sq. ft. which ma; be awarded by the HPC if a project is considered as having significant merit. It should be noted that HPC conducted a site visit to the property and reviewed the application on September 27th in a worksession. Discussion during the worksession included analyzing the proposed development to move the historic structure onto the smaller 3,540 sq. ft. lot (Lot A), partially demolish a newer addition in the rear of the house, and construct a new addition in its place. In addition, the applicant was requested to show a proposed development plan for Lot "B" which could contain two single-family dwellings or a duplex pending approval from the Planning and Zoning Commission as a conditional use. Staff and the majority of the HPC are in favor ofthe project as it has been presented to date. The HPC held the most recent public hearing on the requests for landmarking, historic landmark lot split, and the 500 sq. ft. FAR bonus on November Sth, 2000. It was at this public hearing that the applicant pointed out the continued property boundary dispute between the Beck's (current owners) and the Collins (neighbors to the west). At this point, the dispute has not officially been resolved. The applicant would like to move forward with the request for conceptual approval conditioned upon the boundary line determination being resolved prior to applying for final review before the HPC. This public hearing includes the requests from the last continued public hearing on November 8th for landmarking, historic landmark lot split, and the 500 sq. ft. FAR. bonus as well as the following additional requests as part of this conceptual review: partial demolition, relocation, variances allowing a 4' side yard and 4' rear yard setbacks for a garage, and a variance for a reduction in off-street parking to one space. STAFF RECOMMENDATION Staffrecommends the HPC approve the requests for 1) partial demolition, 2) relocation, 3) side and rear yard setback variances, 4) the 500 sq. ft. FAR bonus, and 5) a variance 2 0 for a reduction in off-street parking to one space, and recommend City Council approve the Historic Landmark Designation and Historic Landmark Lot Split for 515 West Gillespie Avenue, with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Contain a plat note stating that any development of Lot "B" shall be required to mitigate for affordable housing; b. 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; c. 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 for variances approved by the HPC; d. That Lots "A" and "B" are designated historic landmarks and must receive HPC approval for all development in accordance with Section 26.415 of the Municipal Code, as well at Section 26.410, the "Residential Design Standards;" 2. That the applicant shall verify with the City Zoning Officer the total allowable FAR for each newly created lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lot "A" receiving 3,540 square feet and Lot "B" receiving 6,000 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 2,072 s.f. (including a 500 square foot floor area bonus) and 2,540 square feet of floor area on Lot "B." The information specific to exact allocated FAR as indicated above for both lots as verified by the City Zoning Officer, shall be included on the plat, as a plat note; 3. That the applicant shall provide the subdivision exemption agreement that includes the elements outlined in Section 26.480.030(A)(2) of the Aspen 3 Municipal Code, and shall meet the recording and timing requirements described in Section 26.480.070(E); 4. That the applicant agrees that 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; 5. The schematic design shown on the site plan presented to HPC is in no way approved or endorsed by the HPC. Any further development for the historic structure or on the lots created by this lot split shall be subject to further review as required by Section 26.415 of the Aspen Land Use Code; 6. That the HPC herein and pursuant to this Resolution, grants the applicant approval to allocate the FAR to be split between the two newly created lots (including the 500 sq. ft. bonus) to be 4,612 sq. ft. in total. The applicant shall appropriate this FAR in the following manner: Lot "A" as having 2,072 sq. ft. and Lot "B" as having 2,540 sq. ft. prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). Further, these lot sizes and floor areas shall be indicated on the final plat that is recorded in the Pitkin County Clerk and recorder's Office; 7. That the HPC herein and pursuant to this Resolution, grants the applicant approval for a four (4) foot side yard variance and a four (4) foot rear yard variance to be allocated to Lot "A" in order to accommodate a single-stall garagefnd also containing the historical structur~ and 8. That the HPC herein and pursuant to this Resolution, grants the applicant approval to reduce the required off-street parking requirements from two spaces to one space; 9. All information in regard to possible future development on the parcel shall be removed from the site plan prior to review of the historic lot split by City Council. Only the existing structures, proposed lot lines, and existing vegetation shall be represented; and 10. That the applicant shall provide the Community Development Department and Historic Preservation Commission with sufficient proof of a resolved lot line boundary dispukketween the Collins and Becks prior to the application for evuire=.qMME't-, -review before the Planning and Zoning f .. - . No action as described herein, shall proceed without acknowledged approval by the Community Development Director that this dispute has been completely resolved for all affected parties. This approval via this resolution for Significant Conceptual Review shall be deemed null and void if no proof is provided. 4 11. That the applicant shall submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation; 12. That the applicant shall submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 13. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 14. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 15. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 16. That the preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 17. That the applicant shall be required to provide the contractor with copies of the HPC Resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 18. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 19. That all representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions; 20. That the applicant agrees that all brick restorations shall be reviewed by Staff and Monitor; and 21. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 5 22. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 23. That the HPC grants a 500 sq. ft. FAR bonus to be allocated to Lot A with the historic house (for a maximum floor area of 1,587 square feet). Lot B will then maintain the balance ofthe remaining FAR to be 3,025 square feet; 24. That the HPC grants the following variances: a 4' side yard and 4' rear yard setbacks for a garage on th rear of Lot A as represented by the applicant and a variance for a reduction in off-street parking to one space; and 25. That the applicant shall enter into a common water service agreement with the City Water Department for the newly relocated house; and 26. That the applicant, prior to Final Review before the HPC, provide the Community Development Department and HPC with a signed agreement regarding the relocation of the Si Johnson Ditch and any tree relocation / mitigation issues with the City of Aspen Parks Department. RECOMMENDED MOTION "I move to approve Resolution No, , Series 2001, approving the requests for 1) partial demolition, 2) relocation, 3) variances for side and rear yard setbacks as stated herein, 4) a reduction in required off-street parking allowing one space, and 5) the 500 sq. ft. FAR bonus and recommend City Council approve the Historic Landmark Designation and Historic Landmark Lot Split for 515 West Gillespie Avenue, with the conditions stated herein." 6 REVIEW CRITERIA AND STAFF FINDINGS EXHIBIT A - HISTORIC LANDMARK DESIGNATION EXHIBIT B - HISTORIC LANDMARK LOT SPLIT EXHIBIT C - PARTIAL DEMOLITION EXHIBIT D - RELOCATION EXHIBIT E - HISTORIC PRESERVATION GUIDELINES EXHIBIT F - RESOLUTION No. , SERIES OF 2001 EXHIBIT G - APPLICATION 7 EXHIBIT A HISTORIC LANDMARK DESIGNATION STANDARDS Any structure or site that meets two (2) or more of the following standards may be designated as an historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those, which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical signijicance to the cultural, social, or political histog of Aspen, the State of Colorado, or the United States. Staff Finding: Staff does not have any knowledge of any significant historical events or persons associated with this structure. The structure was built by the Beck family and has been continuously resided in by their family since its original construction in 1887. B. Architectural importance. Based on the building form, use, or specimen, the structure or site rejlects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. Staff Finding: Staff finds that the 515 Gillespie structure, which was originally located at 100 West Hopkins and subsequently moved in 1971 to its current location, is an excellent example of Aspen's traditional Victorian Era architecture from before the turn of the century. This house is estimated to have been built in 1887 by Neil Beck's grandfather. A specific defining element of this architecture style includes the gable-end. This house style typically has a rectangular shape with a gable roof with the ridge running perpendicular to the street. Most, as this house does, have a porch on the gabled end and a smaller roof is attached to the shelter porch. Most tend to be wood sided and are 1 to 1 1/6 stories; however this is an example of one which has 2 stories which is uncommon. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Staff Finding: Staff does not have any information regarding the architect who designed this home. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is importantfor the maintenance of that neighborhood character. 8 Staff Finding: The structure is part of the historic West End of Aspen which gains its character from the prominence of historic homes such as the subject home at 515 Gillespie Avenue. Following this request for landmarking, the applicant intends to split the parent lot as result of a historic landmark lot split request. In doing so, the applicant 'will create two smaller, more historically sized lots typical of the west end. E. Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Staff Finding: Staff finds that the 515 Gillespie single-family home is a critical site for preservation as it is already established as a home on the inventory and is an important and defining historical element in Aspen's Historic West End neighborhood. This structure and site is important because of its relationship to the existing neighborhood and other similar homes in terms of size, location, and architecture. Given that this unique two-story Victorian Era gable-end home is in excellent condition and remains as an excellent example of Aspen's 19th century Late Victorian Age homes, it is a resource which should not be lost to demolition but rather preserved as a historic structure. 9 EXHIBIT B HISTORICAL LANDMARK LOT SPLIT In order to conduct an Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: 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 Staff Finding: The lot (encompassing lots 4,5, and 6) has not been previously subdivided since March 24, 1969. Staff finds this criterion to be met. b) No more titan two (2) lots are created by the lot splits 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). Staff Finding: Two lots are created as a result of the lot split - Lots A and B; both of which conform to the minimum lot size requirements of the R-6 zone district. An Accessory Dwelling Unit (ADU), cash-in-lieu payment, or deed restriction on any new residence will be required for a proposed 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. Staff finds this criterion to be met. 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 Not split" exemption pursuant to Section 26.100.040(C)(1)(a); and Staff Finding: Staff finds that the lot in question was not the subject of a subdivision exemption under the provisions of this chapter or "lot split" exemption. Staff finds this criterion to be met. 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 ojfice of the Pitkin County clerk and recorder after approval, indicating that no further 10 subdivision may be granted for these lots nor witi additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Staff Finding: Staff finds that the applicant agrees that the filing of the subdivision plat, that meets the terms of this chapter, and conforms to the requirements of this title, shall be 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. This shall be a condition of this approval. Staff finds this criterion to be met. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the o#ice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing Of good cause. Staff Finding: Staff finds that the applicant agrees that the plat and subdivision exemption agreement shall meet the timing requirements for recordation. Failure on the part of the applicant to record the plat within one hundred eighty (180) days, following approval by the City Council, shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Staff finds this criterion to be met. D 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. Staff Finding: Staff finds that the existing dwelling will not be demolished; rather, the applicant intends to move the historic single-family structure from Lot "B" onto Lot "A" subject to the proper application process and review by the Historic Preservation Commission pursuant to Section 26.415. 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. Staff Finding: Staff finds that the applicant intends to move the historic single-family structure from Lot "B" onto Lot "A" and construct two single-family dwellings on Lot "B." The applicant is aware that proposing to construct two single-family dwellings on a 6,000 square foot lot 11 requires an application for conditional use to be reviewed by the Planning and Zoning Commission. The total buildout shall not exceed three units. Staff finds this criterion to be met. SUBDIVISION EXEMPTIONS, HISTORIC LANDMARK LOT SPLIT The split of a lot that is a designated historic landmark for the development of one new single-family dwelling. The Historic Landmark Lot Split shall meet the requirements of section 26.88.030(A)(2), section 26.100.050(A)(2)(4 section 26.72.010(G) of this Code, and the following standards: 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. Staff Finding: The subject parcel to be split encompasses 9,540 square feet and is located in the R-6 zone district. Staff finds this criterion to be met. 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. Staff Finding: The duplex FAR which would have been allowed for the fathering parcel is 4,112 square feet (not including the 500 square feet FAR bonus.) The applicant has formally requested the FAR bonus award from the Historic Preservation Commission to allocate appropriate FAR to each newly created lot. The FAR to be split between the two newly created lots (including the 500 sq. ft. bonus) is 4,612 sq. ft. in total. The applicant wishes to appropriate this FAR in the following manner: Lot "A" as having 1,587 sq. ft. and Lot "B" as having 3,025 sq. ft. Further, these lot sizes and floor areas shall be indicated on the plat as a condition of approval once requested. Staff finds this criterion to be met. 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. Staff Finding: The proposed / newly created Lot A will contain the historic structure moved from Lot B. In addition, the applicant is requesting a historic landmark designation for that structure. As part of this request, the applicant is also requesting two variances to be applied to the historic lot. These variances include a 4 foot side yard variance and a 4 foot rear yard variance for a garage on the rear of Lot A. The applicant is also requesting an exemption to allow one off-street parking space rather than two for that garage. Any future development shall meet all dimensional requirements of the underlying R-6 zone district. Additionally, the applicant understands that III'C variances and bonuses are only 12 permitted on the parcel that contains a historic structure. The applicant intends to return to the HPC upon submitting a application for any further development on the newly created lots. Staff finds this criterion to be met. GMQS EXEMPTION, HISTORIC LANDMARK LOT SPLIT The construction of each new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to Section 26.480.030(IE). This exemption shall not be deducted from the respective annual development allotments established pursuant to Section 26.470.050 or from the Aspen Metro Area development ceilings established pursuant to Section 26.470.030. Exemption review is by the Community Development Director. This exemption shall only apply if the standards of Section 26.470.070(B)(1) or (2), as applicable, are met. Staff Finding: Staff finds that this exemption for the construction of each new single-family dwelling on a lot created through a Historic Landmark Lot Split shall not be deducted from the respective annual development allotments established pursuant to Section 26.470.050 or from the Aspen Metro Area development ceilings. Any development of Lot "B" (specifically the two proposed single-family dwellings) shall be required to mitigate for affordable housing pursuant to Section 26.470.060(B)(1) of the Municipal Code and shall be reflected in a plat note. 13 ~HIBIT C PARTIAL DEMOLITION No partial demolition of any structure included on the Inventory of Historic Sites and Structures of the City of Aspen shall be permitted unless the partial demolition is approved by the Historic Preservation Commission in accordance with the standards set forth in this Chapter. The applicant shall be required to address the following Standards for review of partial demolition. No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all ofthe following standards are met: a) The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel, and Staff Finding The applicant has included a partial demolition plan as indicated on the site plan. The applicant is requesting approval to 1) demolish a small non-historic shed addition on the rear of the historic house, 2) demolish the non-historic subgrade level and stairs, and 2) demolish a non-historic separate detached garage currently existing at the rear of the site. This demolition will eliminate non-historic portions /additions ofthe house. It should be noted that the existing siding on the house is not historic siding original to the structure. 0 Staff finds that the partial demolition of the rear shed addition and subgrade level and stairwell does not detract from the historic structure and the detached garage on the rear ofthe lot does not contribute to the historic significance ofthe parcel. Staff finds this criterion to be met. b) The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and Staff Finding The applicant intends to remove only non-historic elements from the existing structure. In addition, the addition to be demolished is located in the rear of the house and not seen from the street and as a result, The house, in large part, will maintain its historic significance as defined by the Late Victorian Age in which it was built. Staff finds this criterion to be met. 0 14 (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure. Staff Finding The three portions of the existing home will not significantly interfere with the architectural character or integrity of the home. The existing non-historic addition to the rear of the house is not easily distinguished from the historic portion of the house. The applicant intends to replace this addition with a new addition that will be somewhat distinct and more easily distinguished from the historic structure. Again, this partial demolition and reconstruction of a new addition will occur in the rear of the historic structure and not viewed from the street. Staff finds this criterion to be met. 15 EXHIBIT D RELOCATION No off-site relocation of any structure included on the Inventory of Historic Sites and Structures of the City of Aspen shall be permitted unless the off-site relocation is approved by the Historic Preservation Commission. The applicant shall be required to address the following Standards for review of off-site relocation. No approval for off-site relocation shall be granted unless the Historic Preservation Commission finds all of the following standards are met: a) The structure cannot be rehabilitated or reused on its original site to provide for any reasonable beneficial use of the property, and Staff Finding As stated earlier, the house was built in 1887, originally located at 100 West Hopkins Street, and moved to its current location in 1971. Currently, the house is usable as a residence in its present location. The applicant intends to move the house as a result of the ability to conduct a historic landmark lot split provided the City Council grants landmark status to the property. b) 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 Staff Finding The new location of the historic home to Lot A will continue to maintain the front (or north facing) facade and its relationship to the street. In addition, the location will also promote exposure ofthe western fa~ade as a result of the angled position of the new adjacent house. There will be no loss of exposure ofthe east faGade ofthe house as a result of the move. Even though this fa™le may be considered architecturally insignificant, it may be even more promoted as a result of the new development on Lot B. Staff finds that the move will not diminish the historic integrity of the house. Staff finds this criterion to be met. c) 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 Staff Finding Bill Baily, a local house mover, originally moved the house to its current location in 1971 from 100 West Hopkins Street. He has recently restudied the house and found that the 0 house can be moved without any damage to the structure. (Please see attached Exhibit indicating Mr. Baily's comments on this house.) Staff finds this criterion to be met. 16 d) A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, 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, and Staff Finding The applicant, as a condition of approval, and prior to the application of building permits, shall be required to post a bond or other financial security approved by the HPC with the engineering department to ensure safe relocation of the structure. Staff finds that this will be included as a condition of approval. e) The receiving site is compatible in nature to the structure or structures proposed to be moved, the character of the receiving site's neighborhood is consistent with the architectural integrity of the structure, and the relocation of the historic structure would not diminish the integrity or character of the receiving site's neighborhood. An acceptance letter from the property owner of the receiving site shall be submitted Staff Finding For all practical matters, the historic house will be relocated on the same lot where it currently sits. (The house will move approximately 40 feet to the west.) As a result ofthe lot split, the house actually changes lot locations; however, the nature and character ofthe lot does not drastically differ from current conditions. The receiver site is compatible in nature with the sending site and the neighborhood will not suffer from the movement of this structure. Moreover, the Aspen Area Community Plan calls for increased residential density. Staff finds that the lot split continues to be an incentive to promote this density increase while maintaining the historic lot sizes and relationships of dwellings. The receiver site will accommodate the house in accordance with all zoning provisions and the associated dimensional requirements. No letter of acceptance is required because both lots are owned by Mr. Bone. 17 EXHIBIT E HISTORIC PRESERVATION GUIDELINES 1. Lot Splits The City provides several incentives for residential property owners to divide the square footage that could be built on a landmark parcel into two separate houses in order to reduce the size of both buildings, to reduce the size of an addition made to a historic house and to reinforce the original character of many of Aspen's neighborhoods, which had small houses on 3,000 square foot lots. This section of the Historic Preservations Guidelines deal almost entirely with new development on lots that result from an historic landmark lot split. There are no development plans proposed with this current application; Staff will perform an analysis of any new development proposal on the newly created lot with using the elements in these guidelines as major tools. 2. Building Additions Many historic buildings in Aspen experienced additions over time as the need for more space occurred. In some cases, owners added a wing onto a primary structure for use as a new bedroom, or to expand a kitchen. Typically the addition was subordinate in scale and character to the main building. This tradition of adding onto buildings should continue. It is important, however, that a new addition be designed in such a manner that it preserves the historic character of the original structure. It is important, that new additions do not detract from the character of the building or obscure significant features There are a few basic principles for new additions that are prescribed by Aspen's Historic Preservation Guidelines. In general they include minimizing negative effects that may occur to the historic building fabric, the addition should not affect the perceived character ofthe building, and keep the size ofthe addition small in relation to the main structure. Specifically, the guidelines indicate: 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. Staff finds that the proposed new addition does not reflect the exact character of the historic house but is not too inconsistent with the historic character of the primary building. Further, the addition does not attempt to portray an earlier period than that of the primary building or imply an inaccurate variation of the primary building's historic style should be avoided. Staff finds that the proposed addition meets this guideline. 10.4 Design a new addition to be recognized as a product of its own time. The proposed addition is made distinguishable from the historic building, while also remaining visually compatible with these earlier features. In addition, the addition maintains changes in setbacks, materials, and architectural style from the historic 18 0 building, that help define a change from old to new construction. Staff finds that the proposed addition meets this guideline. 10.6 Design an addition to be compatible in size and scale with the main building. Staff finds that this addition is lower than the height of the primary building. Staff finds that the proposed addition meets this guideline. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. The proposed addition will be located in the rear of the historic resource. Staff maintains that the addition does not interfere with any primary facades allowing the original proportions and character to remain prominent. Staff finds that the proposed addition meets this guideline. 10.9 Roof forms should be similar to those of the historic building. Staff finds that the two roofs proposed are appropriate because they are shed roofs. Staff finds that the proposed addition meets this guideline. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. This addition does not result in the loss or severe alteration of architectural details, cornices and eavelines. There is some siding that will be replaced with the west portion of 0 the addition; however, this siding is determined not to be historic to the original structure. Staff finds that the proposed addition meets this guideline. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. With the exception of the metal roof materials, the new materials are similar to the original materials. Staff finds that the proposed addition meets this guideline. 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. The new addition does not overhang the lower floors of the historic building in the front or on the side and the dormer on the main roof which covers the proposed doors from the upper bedroom are subordinate to the overall roof mass and remain in scale with historic roof structures and is located below the primary structure' s ridgeline. Staff finds that the proposed addition meets this guideline. 10.13 Set a rooftop addition back from the front of the building. The proposed rooftop addition will not be sen from the street so as to help preserve the original profile of the historically significant building. Staff finds that the proposed addition meets this guideline. 0 19 10.14 The roof form and slope of a new addition should be in character with the historic building. Staff finds that the rooftop shed dormer is subordinate in scale and not seen from the street so that it does not detract from the historic nature of the house as it is seen from the street. However, it appears to be a large cut into the form of the roof and significantly changes the "read" of the south elevation. Yet is is not street facing so that the historic appearance is not severely adulterated. Staff finds that the proposed addition meets this guideline. 3. Building Relocation / Foundations Generally, removing a structure from the parcel with which it is historically recorded will compromise its integrity. However, there may be cases when relocation will not substantially affect the integrity of a property and its rehabilitation can be assured as a result. In this particular case, the house was originally located at 100 West Hopkins Avenue and was subsequently relocated to its current location in 1971. This application calls for demolishing the non-historic basement which serves as the current basement The Historic Preservation Guidelines contain language referring to protecting the resource prior to and during a relocation. Specifically, wood panels should be mounted on the exterior of the building to protect existing openings and particularly historic glass. Further, special care should be taken to keep from damaging door and window frames and sashes in the process of covering the openings. The guidelines specifically indicate: 9.1 Proposals to relocate a building will be considered on a case-by-case basis. This particular request for relocation is of an individual structure rather than a structure in a historic district. In general, a relocation of this sort has less of an impact on individual landmark structures than those in a historic district. In addition, the applicant intends to mainrtain the historic structure with the exception of placing an addition in the rear. In doing so, this relocated building shall be carefully rehabilitated to retain original architectural details and materials. In addition, the applicant, as a condition of approval, shall provide a plan to secure the structure and provide a new foundation, utilities, and to restore the house. Staff finds that the proposed relocation meets this guideline. 9.2 Moving an existing building that contributes to the character of a historic district should be avoided. Staff has considered the significance of this house and the character of its setting and found that a relocation on an adjacent lot will not detract from its historic significance given the fact that this house once stood at 100 West Hopkins prior to 1971. Staff finds that the proposed relocation meets this guideline. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. Staff finds that this house, as proposed, will remain on the parent lot as the result of a historic landmark lot split and both newly created lots will remain in the purview of the 20 0 Historic Preservation Commission for any further development. Staff finds that the proposed relocation meets this guideline. 9.4 Site the structure in a position similar to its historic orientation. As proposed, the house will face the same direction and have a relatively similar setback as its current location. Staff finds that the proposed relocation meets this guideline. 9.5 A new foundation should appear similar in design and materials to the historic foundation. The applicant intends to relocate the house onto a basement similar to the basement on which it currently sits. Staff finds that the proposed relocation meets this guideline. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. The elevation heights will not be drastically changed as a result of the newly relocated house on to its new foundation thereby maintaining its current historic significance. Staff finds that the proposed relocation meets this guideline. 9.7 A lightwell may be used to permit light into below-grade living space. Tye applicant proposes two light wells in order to provide light and ventelation to the subgrade basement. Neither lightwells are on the front faGade of the house (per the Residential Design Standards). Staff finds that the proposed relocation meets this guideline. 0 0 21 RESOLUTION NO. ----, EXHIBIT F SERIES OF 2001 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING A PARTIAL DEMOLITION, RELOCATION, VARIANCES FOR SIDE AND REAR YARD SETBACKS AND OFF-STREET PARKING A 500 SQ. FT. FAR BONUS AND RECOMMENDING CITY COUNCIL APPROVE THE HISTORIC LANDMARK DESIGNATION AND HISTORIC LANDMARK LOT SPLIT FOR THE PROPERTY LOCATED AT 515 WEST GILLESPIE AVENUE, LOTS 4,5, AND 6, BLOCK 99, IIALLAM ADDITION, CITY AND TOWNSITE OF ASPEN, ASPEN, COLORADO Parcel ID: 2735-121-11-007 WHEREAS, the applicant, Pamela and Neil Beck, represented by Randall Bone, requested the following land use approvals for a property located at 515 West Gillespie Avenue, Lots 4,5, and 6, Block 99, Hallam Addition, City and Townsite ofAspen: 1. Historic Landmark Designation 2. Historic Landmark Lot Split 3. Partial Demolition 0 4. Relocation 5. 500 sq. ft. FAR bonus 6. Variances allowing a 4' side yard and 4' rear yard setbacks for a garage, and 7. Variance for a reduction in off-street parking to one space; and WHEREAS, the property is currently listed in the City of Aspen's Inventory of Historical Sites and Structures; and WHEREAS, all applications for a Historic Landmark Designation, Historic Landmark Lot Split shall meet all of the following Development Review Standards of Section 26.420.010, Section 26.480.030(A)(2), and Section 26.480.030(A)(4) in order for HPC to grant approval, namely: 26.420.010 Historic Landmark Designation Standards Any structure or site that meets two (2) or more of the following standards (Section 26.420.010) may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those, which are unique or have some special value to the community. 0 b) Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical 22 0 significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. c) Architectural importance. Based on the building form, use, or specimen, the structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. d) Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. e) Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. f) Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Section 26.480.030(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 0 are met: b) 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 c) 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). d) 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 e) 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 e pursuant to Chapter 26.100. 23 f) Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. g) 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. h) Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home; and Section 26.480.030(A)(4) Historic Landmark Lot Split. The following standards must be met: a) The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district. b) The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. c) The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel that contains a historic structure; and WHEREAS, in a staff report dated January 10th, 2001, the Community Development Department determined the application for a historic landmark designation and historic landmark lot split met the applicable review standards indicated above, and recommended approval with conditions; and WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting of the Historic Preservation Commission on January 10th , 2001, at which time the HPC considered and found the application to meet the review standards, and approved the Partial Demolition, Relocation, 500 sq. ft. FAR bonus, Variances allowing a 4' side yard and 4' rear yard setbacks for a garage, Variance for a reduction in off-street parking to one space, and recommended City Council approve the request for Historic Landmark Designation and Historic Landmark Lot Split with conditions by a vote of to (__ to J. NOW, THEREFORE, BE IT RESOLVED: That the Aspen Historic Preservation Commission approve the requests for 1) partial demolition, 2) relocation, 3) 24 side and rear yard setback variances, 4) the 500 sq. ft. FAR. bonus, and 5) a variance for a reduction in off-street parking to one space, and recommends City Council approve the Historic Landmark Designation and Historic Landmark Lot Split for 515 West Gillespie Avenue, with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: i. Contain a plat note stating that any development of Lot "B" shall be required to mitigate for affordable housing; ii. 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; iii. 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 for variances approved by the HPC; iv. That Lots "A " and "B " are designated historic landmarks and must receive HPC approval for all development in accordance with Section 26.415 of the Municipal Code, as well at Section 26.410, the "Residential Design Standards;" 2. That the applicant shall verify with the City Zoning Officer the total allowable FAR for each newly created lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lot "A" receiving 3,540 square feet and Lot "B" receiving 6,000 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 2,072 s.f. (including a 500 square foot floor area bonus) and 2,540 square feet of floor area on Lot "B." The information specific to exact allocated FAR as indicated above for both lots as verified by the City Zoning Officer, shall be included on the plat, as a plat note; 3. That the applicant shall provide the subdivision exemption agreement that includes the elements outlined in Section 26.480.030(A)(2) of the Aspen 25 Municipal Code, and shall meet the recording and timing requirements described in Section 26.480.070(IE); 4. That the applicant agrees that 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; 5. The schematic design shown on the site plan presented to HPC is in no way approved or endorsed by the HPC. Any further development for the historic structure or on the lots created by this lot split shall be subject to further review as required by Section 26.415 ofthe Aspen Land Use Code; 6. That the HPC herein and pursuant to this Resolution, grants the applicant approval to allocate the FAR to be split between the two newly created lots (including the 500 sq. ft. bonus) to be 4,612 sq. ft. in total. The applicant shall appropriate this FAR in the following manner: Lot "A" as having 2,072 sq. ft. and Lot "B" as having 2,540 sq. ft. prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). Further, these lot sizes and floor areas shall be indicated on the final plat that is recorded in the Pitkin County Clerk and recorder's Office; 7. That the HPC herein and pursuant to this Resolution, grants the applicant approval for a four (4) foot side yard variance and a four (4) foot rear yard variance to be allocated to Lot "A" in order to accommodate a single-stall garage and also containing the historical structure; and 8. That the HPC herein and pursuant to this Resolution, grants the applicant approval to reduce the required off-street parking requirements from two spaces to one space; 9. All information in regard to possible future development on the parcel shall be removed from the site plan prior to review of the historic lot split by City Council. Only the existing structures, proposed lot lines, and existing vegetation shall be represented; and 10. That the applicant shall provide the Community Development Department and Historic Preservation Commission with sufficient proof of a resolved lot line boundary dispute between the Collins and Becks prior to the application for final review before the HPC, review before the Planning and Zoning Commission, and City Council. No action as described herein, shall proceed without acknowledged approval by the Community Development Director that this dispute has been completely resolved for all affected parties. This approval via this resolution for Significant Conceptual Review shall be deemed null and void if no proof is provided. 26 11. That the applicant shall submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation; 12. That the applicant shall submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retainfrepair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 13. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 14. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 15. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 16. That the preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 17. That the applicant shall be required to provide the contractor with copies of the HPC Resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 18. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 19. That all representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions; 20. That the applicant agrees that all brick restorations shall be reviewed by Staff and Monitor; and 21. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 27 0 22. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 23. That the HPC grants a 500 sq. ft. FAR bonus to be allocated to Lot A with the historic house; 24. That the HPC grants the following variances: a 4' side yard and 4' rear yard setbacks for a garage on th rear of Lot A as represented by the applicant and a variance for a reduction in off-street parking to one space; and 25. That the applicant shall enter into a common water service agreement with the City Water Department for the newly relocated house; and 26. That the applicant, prior to Final Review before the HPC, provide the Community Development Department and HPC with a signed agreement regarding the relocation of the Si Johnson Ditch and any tree relocation / mitigation issues with the City of Aspen Parks Department. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of January, 2001. 0 Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: 0 Kathy Strickland, Deputy City Clerk 28 Exhibit G * - 515 West Gillespie ~ Historic Project Proposal To: The City Of Aspen CC: Pamela and Neil Beck Date: December 21, 2000 Rally Dupps Subject: 515 West Gillespie From: Randall Bone (Representative) Proiect Description: The property consisting of Lots 4,5 and 6 of Hallam's addition to the City and Townsite of Aspen, also know as 515 Gillespie will be designated an historic landmark. Property to be split into two lots A and B per the attached plans. Lot A of 3,540 square feet to contain the historic home and Lot B of 6,000 square feet to contain a duplex or two single family residences. The property is allowed 4112 s.f. F.A.R. by zoning code. Including the 500 s.f. Historic Lot Split Bonus, 4612 s.f. FAR is available is to be divided between the two properties. Lot A contains the historic resource and is allocated 1087 s.f+ 500 s.f bonus for a total of 1587 s.f. F.A.R. Lot B is allocated 4112 s.f. - 1087 s.f. for a total of 3025 s.f. F.A.R. In summary, 1587 square feet goes to ~ the Lot A and 3025 square feet goes to Lot B. Subsequent to the lot split and duplex conditional use approval, the historic home now located on the property will be relocated West onto Lot A and will be renovated with a partial non-historic demolition and addition to the home in the rear, pending approval by the Historic Preservation Commission. Applicant is requesting the following approvals from the HPC: 1. Landmark designation 2. Historic lot split 3. An HPC Recommendation for the conditional use for a duplex or two single family residences on the 6,000 s.f. lot B 4. House relocation 5. 500 s.f. FAR bonus and allocation of FAR 6. Conceptual approval for renovation ofthe historic home 7. Partial demolition of the non - historic rear shed addition 8. Zoning variances: a. 4' side yard setback variance at the garage b. 4' rear yard setback at the garage c. 1 parking space exemption ~ Currently there is a smalllot line dispute between the property's current owner and the neighbor. The applicant requests the HPC grant conceptual approval of this proposal with the condition that this issue will be resolved before final approval. o Update: Randall Bone has appeared before the board previously to pursue an historic lot split and renovation ofthe historic home at 515 Gillespie. In accordance with the continuation ofthose proceedings and the direction given by the Historic Preservation Commission, the project is now applying for all of the HPC permits and entitlements necessary to complete the project (except final architectural approval): The landmark designation and historic lot split have been given proper public notice and are in continuance from prior HPC meetings. The public notice for the remainder or the items has been made by mail, poster on the property and newspaper per the attached affidavit and mailing list (Exhibits A and B). Prior Resolutions: No deed restrictions are recorded with the County Clerk's Office and a complete search by the Clerk's Office of the City of Aspen found no record of any prior resolutions or agreements pertaining to the property. Review Criteria: AA 1. Landmark Designation: In continuance ofHPC meeting on 11/8/00. Review Criteria in the "H" Historic Overlay District: 1. The proposed development provides for two lots that are approximately 40 feet wide at the street, which is in excess of the historic 25 to 30 foot lot widths originally created in the area. The additional 10 feet beyond the 30 foot lot widths common in historic lot split projects will enhance the architectural character and integrity of the historic structure. 2. The addition to the historic structure is planned to be relatively small in comparison to the existing historic structure, will be less than the existing height and width of the structure and will be added to the rear of the structure minimizing any visual impact on the appearance of the historic from Gillespie street. 3. By splitting the lot and maintaining the historic structure with minimal addition and concentrating the new development on the adjacent duplex lot, the impact on the historic structure will be minimized, preserving its character and integrity. 2. Historic Lot Split: In continuance ofHPC meeting on 11/8/00. 26.480.030(A)(2) Exemptions for Lot Split a. The property has not been subdivided since March 24, 1969 b. No more than 2 lots will be created by the lot split c. The lot was not previously subject of a subdivision exemption d. No additional subdivision will be undertaken on the property. Units in addition to the duplex units will be subject to growth management allocation. e. Subdivision and exemption agreement will be recorded within 180 days following approval by the City Council. f. The dwelling will not be demolished but rather will be moved on site subject to the approval of the Historic Preservation Commission. g. Proposed project includes no more than 3 units, consisting of a duplex and a single family home. 3. Conditional Use for a Duplex or Two Single Family Residences on 6,000 s.f. Lot B: The applicant is requesting a recommendation from HPC to P&Z to approve the conditional use for a duplex or 2 single family homes on the 6,000 s.f. lot B. Lot B will be a complying 6,000 s.f. lot created through an historic lot split and therefore will be eligible for a duplex or two single family homes. 26.480.030(A)(4) Exemptions for Historic Landmark Lot Split a. The original parcel is a minimum of 9,000 square feet and located in the R-6 zone district. b. The total FAR for both residences (4,112 s.f. not including 500 s.f. for historic lot split) does not exceed the floor area allowed for a duplex on the original parcel (4,112 s.f. based on lot size of 9,539 s.f.). The proposal meets all the dimensional requirements of the underlying zone district. 4. House Relocation: The relocation of the historic house to the west per the Site Plan Existing and Site Plan Proposed, Exhibits C and D, is requested in order to create an historic lot split which will shift the majority of new construction away from the historic structure enabling its renovation and preservation in a less impacted state than typical "add-on" historic projects. The new location of the historic home on the West lot will allow exposure of the architecturally significant North (street) and West elevations. This is due to the fact that the home adjacent to the West sits at an angle which opens up additional exposure to the West elevation ofthe historic home. The 'blank' East wall which was close to the adjacent house in its historic location on 100 W. Hopkins will be in a similar configuration to the new construction on Lot B. In its new location the historic home will comply with the setback requirements on Gillespie St. as well as retaining the large front yard framed by mature cottonwoods and willows. Bill Bailey moved the house from its original location on 100 West Hopkins and has recently studied the house again and has agreed to move that house. It is his opinion that the house can be moved again without damage to the structure, Exhibit G. 5. 500 s.f. FAR bonus and allocation of FAR: In the proposed renovation, FAR of the historic home (w/ garage) is actually being reduced. The ~ existing FAR is 1834 s.£ The proposed FAR for the historic home (w/ garage) is 1554 s.f. The difference is 280 s.f. less for the new proposal than is existing. FAR allocated to Lot B: 3,025 (1,450 for each home plus 125 s.£ for garage space) This is uncommon and is intended to minimize the impact to the historic home and its unique historic character. In addition, the new lot being created through the lot split is planned for the development of two small, detached duplex units in order to keep the mass and scale of new construction created on the new lot from overwhelming the historic home. These new homes are scaled so that each is smaller than the historic structure. Furthermore, the new homes will conform to the Aspen Area Community Plan by promoting urban density and increasing the availability of smaller, less expensive homes available to local residents. In order to accomplish the project in this manner, the 500 s.f. FAR bonus for the historic lot is requested. 6. Conceptual Approval for Renovation of Historic Home: (See Conceptual Design for Renovation of 515 Gillespie, Exhibit E, and Dimensional Requirements Form, Exhibit F) 7. Partial Demolition: The Partial demolition plan is indicated on the site plan within Exhibit E. It consists of demolition of the non-historic, separate, detached garage, the non-historic gabled shed addition to the rear of the historic home, and the demolition ofthe non-historic subgrade level and stairs. a. This partial demolition will eliminate a non-historic addition to the historic home. The partial 0 Demolition will not involve demolition of any historic features, siding or trim of the historic home. (note: the existing siding on the home is not historic) b. The non-historic addition to be demolished may currently be confused as being an historic part of the home. It will be replaced per the Conceptual Development Plans with an addition designed to be architecturally and esthetically distinct from the historic home. This should enhance the architectural character and integrity of the historic home. c. The partial demolition is located on the rear alley elevation of the home and will not significantly impact the character of the neighborhood. d. The subgrade level is a modern addition w/ concrete retaining walls and concrete exterior subgrade stairs. All ofthis was added when the historic home was moved to its present location. These will be demolished to accommodate the new buildings to be located on Lot B. e. The separate, detached garage is not historic and will be demolished to accommodate the new buildings to be located on Lot B. 8. Zoning variances: The requested variances are shown on site plan within Exhibit E a. 4' side yard setback variance at the garage b. 4' rear yard setback at the garage d. 1 parking space exemption LIST OF EXHIBITS: A - Public Notice Affidavit B - Public Notice Mailing List C - Site Plan Existing D - As - Built Package for 515 Gillespie E - Conceptual Design Package for Renovation of 515 Gillespie w/ Site Plan Proposed & w/ Partial Demolition Plan F - Dimensional Requirements Form G - Letter from Bill Bailey regarding the Relocation of 515 Gillespie H - Land Use Application Form HPC AS-BUILT PACKAGE 515 GILLESPIE W. RENOVATION 515 gillespie st. aspen, colorado , consoi-tium 1 architects 1 P.O.B. 3662, aspen, colorado 81612 (970) 925.6797 fax (970) 925.6797 ~ e-mail rally@aspeninfo. com 01-1~2001 111 0------ -4 1 LI PORCH OFFICE 11 11 0 < 1 3 F MOOD STOVE oup LIVINS 1 i 07 \ \ 3% j -, ///323 1-6 STAIRMA¥ DORN \ \ TO NON - HISTORIC - 0 SUBGRADE LEVEL KITCHEN i SINK BEDROOM L-- 1 U CLOS. REF loc CABS loc CLOS. - - f ff MUDROOM f d CE] - BATH 1 0 = 1 1 TUB - ) 00 1 NORTH - ~ AS BUILT MAIN LEVEL PLAN 1/4. = 11-011 F FORCH ROOF l- / F-,A / 0-1 0/--9 7 Li l CLOE. L \\ f BEDROOM ~ /r DASHED LINE OF ~ CLOS. ~ -,-~ ROOF ABOVE t BEDROOM \ 1» -1-2 2/ -3 1 P. I ~1.1 HALL ~NO f' | STAIR <1 1 al 1 En 1 ATTIC DOOR 9 CLOS. LE 1 31 kj BEDROOM 11 1 .,r-1,~ 3 --1 I, I L U 31 DASHED LINE ~ - | /-OF MALL BELOR E SLOPE ~ ~ SLOPE - 3 1/2:12 ~ 251/2:12 0 1 n « -c~ 0 [-=1 NORTH ~ AE BUILT UPPER LEVEL PLAN 1/4" = 1'-O" 14 3=I019 . -\ 1 1 10- CLIPPED SABLE @ - SCOPE - 4- -- SLOPE ~ ~ 012: 12 SLOPE -TYP. . -2: 12- - - - 12:12 i 1 1 /1 1 I l .1 1 1 1 I l l 1 1 \It - - - - - I i 41_- -A 1 44-2- R.-Ill =P- I .Pm Ir~1-1 -44'1-_-IH_-_-_-_- 0 ASPHALT SHINGLE 1/ 111 11~1~11 1111 lili11'hur------ - ~ ROOFING £11 j 1 1 1 1 I lili 1 7 1 -t- - - - - lilli /1 1 1 1 1 1 1 1 1 1 7 1 1 11 1.\ - - - - 1 1 1.\ - - - - 1 \,111 1, lilli 1\ 1 \- DASHED LINE 11 1 1 1 1 9 19/- OF AALL BELOA 10 r O r«-1 I T If- 3 I 11 - /242-11 _LI_Ju --11 tu -0 m -- U-- 24« S j A RIDGE (71-------- --- %* Ij 11 1-[t-- - -SLOPE - - - F ROOF BELOR 1 for aRiEl< CHIMINE¥ - 1~ 7 FLUE ---- U il -4----1------- « 11 9---- U -jt_------ 2~-LE- -1 1-_g- /- ROOF BELOIN NORTHI 10 - AE BUILT ROOF PLAN 1/4.11 = 11-011 ... BRICK CHIMNE¥ FLUE -T- --- - -- -1- -Ptl -- - -- - - J- - HISTORIC L - ASPHALT SHINSLE DOUVLE HUNe ROOFING MINDORS I AID. TRIM -1 1 T.O. PLATE @UPPER MODERN AID. T ELEV. 115'-11" CLAPBOARD SIDING -TYPICAL FOR ENTIRE BUILDINe METAL ROOFINS ASPHALT SHINGLE - - ROOFING T.O. F.F. @ UPPER HISTORIC AD. ELEV. Ilo'-7" DETAILING T.O. F.F. @ ROOF A - ELEV. IOR'-6 3/6" HISTORIC AD. TRIM MODERN FIXED AINDORS AD. DECKING CONS. STEP i « f-jf__ Ff- - - -9 AD. TRIM NON-HISTORIC 5HED ADDITION BRADE ~_ -- -- ~ T.O. F.F. @ LOAER --- - 7 ELEV. 100'-O" MODERN CLAPBOARD MODERN DOUBLE SPINS A/ NEA TRIM CONG. BASE HUNS MINDOM AS BUILT HEST ELEVATION --ifir-t---0--O" BRICK CHIMNE¥ FLUES '''J'I'' 'Ill''I1'I'IF £ I //f~ ~t~ 1 ~1~14 1 1*1 4111'i ll«-3\ 1 1 1/[III\ ill 1 1 1 1 1 1 1 1 1 lilli 101111/ MODERN hID. lili l lilli l l 1 111 1 1 1/0 CLAPBOARD SIDINe 11111111111111 \A 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 lili 655,5// j=\1 -TYPICAL FOR ENTIRE lilill 1 1 1 1 1 1 1 1 1 1// - U\\ BUILDING 1 1 1 1 1 1 1 1 1 1 1 1 1 // / POINT OF ROOF 1 1 1 1 1 1 1 1 1 1 1 1 1 PITCH CHANSE - 1 X 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Al 1 1 1 1 1 1 1 1 1 1 1 1 14/ / 1 \4.- 1 1 1 1 1 1 1 1 1 1 1 10 1 \\a \V ELEV. 115'-11" ~ T.O. PLATE @ UPPER Illllllllllll1 ASPHALT SHINGLE I 1 1 1 1 1 1 1 1 1 1 1 iii 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ROOFING - 1 1 1 1 1 1 Ill 1 lili t ~ 1 1 1 1 1 1 1 1 1 1 1 Ill 4.1. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Al Ill 1 1 1 1 1 lili 1 1--1 1 1 1 1 1 1 1 lilli 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ...Al. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 HISTORIC MD 'ili'i''il,'i','i''',11,1 lll T.O. F.F. @ UPPER Ill \/0 - DETAILING ~ , l/1 ~ ELEV. HO'-7" I1l 111 \\\ HISTORIC BAY ~2 277/ *3- lll \\\ ---1 / 1 FNINDOw 7 7 \\\ Ul \\X HISTORIC T.O. F.i29 ROOF AD. TRIM ~ / ELEV. IO7'-O 1/2" / 22 i NON-HISTORIC / --- -SHED ADDITION 1 -- MODERN AD. TRIM I BELOA ADA. BILL ~| \ GRADE 7 4 1 19 1 4 T.O. F,F. @ Lot/NER ELEV. 100'-0" 1 1 ~\1~ AS BUILT SOUTH ELEVATION 1/.4 11 = 11-011 BRICK CHIMNEY ASPHALT SHINGLE ROOFING NER AD. TRIM ASPHALT SHINGLE ROOFING RIG--CASEMENT»IDA. METAL ROOFING - J T.O. F.F. @ UPPER . 7 ELEV. HO'-T" 1=1IPE-BY-- MODERN FIXED HISTORIC BA¥ MINDOM MINDOM HISTORIC DOUBLE HUNS AINPOR NON-HISTORIC SHED ADDITION HISTORIC AD. TRIM CONG. STEP MODERN FO. TRIM -- BELOR ADA- SILL eRADE - i T.o. F.F. @ LOAER - T ELEV. 100'-Oil 3 AS BUILT EAST ELEVATION 1/411 - 11 -011 . 1 HPC CONCEPTUAL DESIGN PACKAGE 515 GILLESPIE ST. RENOVATION 515 gillespie st. aspen, colorado , consortium 1 architects 1 P.O.B. 3662, aspen, colorado 81612 (970) 925.6797 fax (970) 925.6797 ~ e-mall rally@aspenlnfo. com 01-10-2001 ... F 80" COTTONWOOD SILLESFIE ST. 14" COTTONFNOOD n FRONT YARD 14" COTTON)NOOD A - SETBACK 3 -7-1.65' ' 4 E- -- -7 ---------- - ---- p--- -- =-»------------ 7 /. 36.54' 1 - 39.29' / 1 \ 16" COTTONF410~~7) 1 // // 1 1 / 1 1 .//A I 00 1 . 0 1 1 5'-O" .1/./. LARSER DASHED LINE ~ OF EXISTING PITCH LOCATION I SIDE YARD SETBACK - 1 , , ' 1~1 . I // 11/1 Ill 1 , 1 1-1 U[- / / 6" COTTONAOOP ./ ./ m t / Ill 1\ 1 1 1 TO BE REMOVED I //:// - ~-!Il 1 ~ SMALLER DASHED LINE OF: 1 1 | 1 1,/ JOHNSON REVISED 1 1 1 14" COTTO»looP ~ ~ ~ '' <sy//-Ji~ 2,0 1 I PITCH LOCATION 1 TO BE MOVED 1 1 1 1 111 EXISTING SUBSRADE I 1 1 FOUNDATION TO -1 I L741 1 1 \10 BE DEMOLISHED ~ 1 L U I 161 // 1 lil 1 1 1 1 1 1 // 1 111112 1 1 1 111 / 14" SPRUCE TO 1 limI 1 1 ~____Jl--·~ BE MOVED ~ ~ I iiA,all lo• J \ \ r EXISTINe SUBSRADE 1 11 Il EXTERIOR STAIRS - 1 1 1 10" ASPEN 1 U TO BE DEMOLISHED 111 1\0 - or,7 11 &%----f--Z-------- T ' I 1 :.: I 11 / /1 1 1 0 0 //{,// »==Lf . ~-PREVIOUS HOUSE ~ ~ LOCATION 9 1 1 10" ASPEN - | 0 ////// 1 1 _-.-3 -- 2 0 1 1 77 / I ---------- . 1 / 5.431 Ll-------2 *---il-*1- PEMOLISH NON-HISTORIC \ 1 , , SIDE YARD L SHED ADDITION PRIOR 11 . 1 / ~/ HOUSE f LOT ' A ~ 5'-O"' SETBACK TO MOVING HISTORIC f / 1 r HISTORIC LOT -- FOUNDATION I /0 ~ DRYMELL | 3539 6.F. 10 / 1 try , 1 101 41 1 r ! 1 \ /1 3 1 11-Oil 19 1 1 0 1 1 r- 12" APPLE r ~ 1 1 ~ 12" COTTONMOOD 12. ROOF ABOVE 1// - MECH. ENTRANCE I i 4 FOUNDATION TO STEP BACK FOR 1 1 I- APPLE TREE ROOTS I i I 8.-6"xle'-00 1 1 1 LINE OF FOUNDATION | PARKING SPACE -\\ BELOM 1 1 1 1 1 | 0 ~< 4 1' 'F-__~~»,£ 3-I -11 1'-0" SIDE YARD 1 1 | ' t,: r _ £'f_Ji/ ' I /- VARIANCE LOT 'E i i I 1 1 r -N - - - -7 1 'b/ NER LOT ~ 1 lit\/® 1 1 0 1 1 r:1 1 o. 6000 E.F. ~ i ROOF ABOVE - 4 00 1 1 3 11 R 1 1 1 Iln I | 1 B || -ROOF ABOVE | | | 11 k--1 1 1011 111 1 1 1 1'-0" REAR YARD 1 1 1 | | 1|- VARIANCE L-___u__---1 1 1 1 1.2/ 1 -11 1 1 «11 1 L 1 HPS, eRANTED Lo_ 91-6--r=,C = 23jJ PARKING SPACE DEMOLISH EXISTINe j 1 22.0' 3XXL VARIANCE NON-HISTORIC eARAeE j' 1 LAI 1 00 -- - 1 1 -- 1 -- 18.50' 1 1 NORTH ~ SITE PLAN 1/8 11 = 11-011 12-7.66 ... MINDOA PROJECTION - ABOVE -F-- - 3'-2" f LT. MELL MINDOM BEDROOM ZOJECTION --1 - ABOVE~ TUB 0 == 2--1 rk» - r «312 1 LteHT AREA REGWRED= 34.1 5.F \ GONG. CONG. . BEDROOM AREA= I 41 S.F. BATH BATH I LIGHT AREA PROVIDED= -S.F LF« a 2 7 TUE AA -1 , DOOR 7 0 f VENT LOCATION ==0 0 Rod.L - FOR MECH. STAIR J o ~ 11 2 -T DR I , 3'-2" STAIRS -x 6 -0 ' ' MECH. re ABV. , 20 LAUND. . LINEN 4 10 4 1 ~r o - ACCESS X// up BEDROOM - LADDER i I I . 1 ... 3 EXCAVATE / IPORN 4'-0" / LT. RELL FROM LOAER 2 LEVEL FOR 81' CONC. INALL MESH. 1 NSUL. PLAY'ROOM hi/ 2" 843/D [BEDROOM AREA= 151 5.F. B 4.. LIGHT AREA REQUIRED= 15.1 S.F. LISHT AREA PROVIDED= -S.F. 1 1 LII L T.O. CONG. ~ ELEV. 54'-10" STOR. CLOS. - STRUCTURA /1- COLUMNS €1 ADDITION ABOVE 3 1 L_ NORTH 10 - LOMER LEVEL PLAN 1/4" = 1'-O" Ill N 11 L METAL GUARDRAIL -. PORCH ~ T.O. FIN. FLOOR \ ELEV. 100'-0" METAL zx . DESK-71 EBRESS -- __11 LADDER OFFICE _171 11 1 11 80 1 r-1-1 LIGHT MELL BELOA -- 000 1- - SAS LOe 1 /-APPLIANCE e - ~ STOVE j HISTORIC - EXISTING up [-- BAY ADA. ~ ~1~~0. ~ FLUE ABV. ~ DININe J 3 ~ MINDORS HISTORIC 11 @@ = 9 9 6 41220 C in / L UN 1 1 BUILT-IN t--4 -1 1 PANTRY ~ - ~ CABS. ABV. a ON 10 R. 6 7 5/8" i 0 |'ITR·,10 LIGHT MELL \-1 r.--------- 1 ~ - BELOFNi 7r -54 IR 1 1 \ .L 1 En ~\u MINE RACK STAIRS J / Pirb & MILE' 27" // + E- NEA MINDOA ABV. » 6 lili L PANTRY ~~ LOR 0 0 14 ~ POADER TILE MOOD MALL ~ _ 3 F 27" REF o VENTILATION ·OOD ABOVE -1-~ || | 1 DRAMER CABS. - ABV. BELOIN -7 -- FREEZER METAL . | NIER MINDOA eUARDRAIL 7 1 /1 1.ammt ~ F KITCHEN 1 co 9 - 0 1 . 0 METAL LINE OF ADDITION EGRESS 3/ - 0 AL_ CABS. /1 - 4 CLe. CHANSE LADDER ~/ @A I BELOR ABOVE INER AINDOM ~ -- POP-UP TV SINKI I - 7-- \1 11 14 LIVINS 1 3 NER MINDOM UD RM. »f>j« FLOWER BOX ~ .c DECK \ F#--1 11 ..22-00-1- - il----1 BENCH T- -il NER MINDOPNE - FOR SOUTH ELEVATION ~ CERTIFIED MOOD STOVE NORTH LT) 1/4" = 1'-O" ft MAIN LEVEL FL-AN ... ROOF RESTORE ORISINAL TUB DECK n ABOVE 7 PORCH ROOF 7 4- - 11,-1 . / 3-' -4 F- -4 Fl-~ 4-' O-1 '-7 PC X I BENCH 0 ° TUB 111 I'lill'111 1,1 lilli 1 1 lilli l 1 1 1\ DASHED) LINE OF ~ 1 50©hIER\~ ~ ,1 ROOF ABOVE ~~ ~ ~ M. BATH ~| -L r 1 BUILT-INS < _ \ £. 4 0 TI= 71 9 M. BEDROOM 0 , A/O \ 1 00 \ 1 / 1 = E-ROOF ABOVE SAS LOS HALL ON )0' 7. ® 7 IE,/~6" 0, m APPL I ANCE ~; ~ < g / | STAIRID 9 TR @ 10" 7 DIRECT '-/ ~ VENT A -1'-O" - CLOTHES ROD 111 1 t| - -,~ M/ CLOSET/ ABOVE li 1 ~- Al/ SHELVING 1 1 1 NURSERY ~ fo' 11 1 1 1 1 BALCONY 11 -- »13. LOCKING MIAINEL~E~VIA-f~ 1 ~*,j-,00" - a | BUILT-INS - 1 1 ' 0 | 1 1 / 1 - 1 METAL eUTTER 1/:- 1 f -r-- ELEV. Ila'-T" T.O. FIN. FLOOR ED<SE -1 4-n |m =-0 EXISTINe 1 - -0 laial 1 1--m ~- HISTORIC 0, I z11 1 ~ 1 , 1 AINDOM -01 - \ ~ ~ 1 NEA 1/4\NI::>OV4-~ <~7 1 I S'=3 -f Lif / Ilillil SHINSLE 1 U/-4 1 / 1 1 1 1 ROOF ING , ,/' ~ (/ | SUARIPRAI.L --~ /0 2 2 1,J U -1 \\ -13 Wp NER AD. ~ \ DECKINe 00 -I-* -0 Ill METAL V »AN°INS SCAM METAL ROOFING FLASHINS 3 F 1 L - 3: 12 SLOPE Al/ METAL ROOFING NORTH UPPER. LEVEL PLAN 10 - 1/4" = 1'-O" LI i i W A 1 1-- 3 9-1 2 1-1 1 0- 01 0 - \ 11 -1 X A W 1.-R --]1 ~ 2 21| f~f ~ 191<~913 1 TI 1 5.~_i:_ relitl _I' I I 1 ~ I ~ 1 1 1*F ' I ' I ' I ' I ' ~37« 0 1 1 1 7/ IN-1 -1- 1- 11 1 1 1 1 1 1 1 1 1 1 1 1 i 1.1.111 El §11 lili f-- I p \4- 40 '2 4 1 1 1 1 1 1 1 -d 6 --4 1-9 ~ ~ ~ ~ ~ CjiM ~ 1 ; 1 ~ 1 ~ 111 1 hl M 0 1 1 1 / 1 Ill lilli l l 1 1/ En- 1 1 lili 1 1 1 1 1 1 \11111111111111111111111 lili 1 %- 1,11 I lilli-- 1 1 1 r---ffift i 1-lt«=2-9-~1~ - ELL- -\1] =L tv-Juli t=] =L tut =O In -9 1 1-- 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 -2-12-2-2-2-7-2- e SLOPE Z - - ~ EXISTING 39 -1 6 « . - ~--- - - --- d L 11 U_ -1 f Irm-_I~I-f -1- 1_1--- w 04 1- SLOPE - - 1 SLOPE 0< 1 14_-1-344*~- ~ _ 3:12 1-1-1-f-f-1-4-1-~ _ _ - ti 1-- -17 -1-91-1-1- -1 , \ 00 1 - --1-244 -> 1 J,>42= - - i© IK Z Ill 0 U Z E 0 Z 1- lf) ASPHALT~ -7rZ~ DORMER MALL BELOA UPPER LEVEL METAL OOFINe METAL SHIP'S LADDER 7 an -_- a. SET BACK OF F-- STORAGE FOUNDATION / FROM UPPER LEVEL ~ Al i 15'-O" 4 METAL STORAGE <-- ' ' 6" ACCESS DOORS -/ e * CONG. RET.. INALL - 9 /1 1/ N '. 1 30 91 1 -ja -- 0 223 1. I % 11 MALLS BELOM n 4 ~ LINE OF 0 03 35y=::~_ FOUNAPTION BELOR -- 1-r- ---- L-1 0 8'-6" x 18' PARKING SPACE z-- ROOF ABV. 1/21 STANDING ~ ~ SEAM METAL ~ ~ ROOFING l#- 11 MEOH. 7 ~ GARAGE << x cy (BELOR) 12 1 1 «4 1. U SLOPE 1 1 3: 12 // 1 1 * T.O. F.F. @ GARAGE ~| ~| ELEV. 100,-O" ROOF OVERHANG ~ 1 1 L-----_-_31 \--1 1 1-1 2- 27 -2 n =43 --------- 2/ NORTH NORTHI E eARAeE PLAN F SARAGE ROOF PLAIN 1/411 = 11-OIl 1/4" = 1'-0" 1 . 12 STANDING EXT. LISHTINS - SEAM METAL ROOFING 1 --,4 ~ T.O. PLATE tr~22 ~ T.O. PLATE | F ELEV. 108'-B" ELEV. 108'-5" / \ GRADE n 12 VERT. AD. SIDING -~FI ~ T.O. CONS. @ GAR. -k T.O. CONC.@ GARAGE Ify . ELEV. 100'-0" ELEV. 100'-0" 10-------- -1-1 lili 'Fur----------- 11 SUBGRADE | | MECH. RM. 11 i i METAL SHIP '6 || LADDER BEYOND «/Fl dj ~ T.O. FOOTER ~ | - - - - - - -~ ~ T.O. FOOTER ELEV. 40'-10" ~ ~ 1-1 1-14__ -23- ----------- 4- --* ELEV. go,_10. L__1 LI ~ eARAGE SOUTHI ELEVATION ~ SARAGE SOUTH ELEVATION 1/411 = 1'-OIl 1/4" = 1'-O" 1»/1 g-,21 12 '1 f 2xt AD. FASCIA - liffF?~ ~ VERT. hID. SIDING n BOARD ~ T.O. PLATE ELEV. 108'-8" 1/ 1, . VERT. AP. SIDING , 1 vERT. PND BIDING -- METAL DOOR- 1 1.1 METAL FLADHING - £ 1 1 \ \ / / C.ONG. \ \ CONG. RET. MALL ~ \\ RETAININ,3 -- \ 1NALL 4 \-Al 0 0 / \ & I\1- 1%*b- \ ~ T.O. CONG-9 eAR. 4 g ~ T.O. CONG. @ GAR. 2 - .7 9 = ELEV. 100'-0" el I .7 .n ELEV. 100'-O" ~_- -30- --Ii- illl- *--- 7 jo----- FOOTINS BEYOND ~ ~ 71 GRADE || || SUBGRADE - i i METAL SHIF'S MECH. RM. 11 LADDRER BEYOND - MECH RM. »4 ACCESS HALL - ~ ~ ~'~ ~ ~- ~~ ~ ~ lili'-11'll y'll ~ T.O. FOOTER ~1- - ~~----- 94 , T 9 FOOTER ~ | ELEV. 40'-10" ELEV. qo'-1011 u - - -b U -------11 ~ GARAGE NORTH ELEVATION ~ GARAGE SOUTH ELEVATI·ON 1/4 " = 1'-O" 1/41' = 11-01' 4 RENOVATION F.A.R. CALCULATIONS F.A.R. CALCULATIONS AS BUILT HOUSE FAR: SUBGRADE FAR: EXISTING GARAGE = 36.2' x 14.4' = 521 S.F. GROSS S.F. = 421 S.F. GARAGE EXEMPTION = 521 S.F. - 250 S.F. = Ill S.F. MALL HEIGHT = 4,-O GARAGE REDUCTION = 211 S.F. - 125 S.F. = 146 S.F. TOTAL MALL LENGTH = 122'-2" TOTAL SUBeRADE MALL AREA= 122'-2" * 61'-0" = 1100 S.F. SUBGRADE FAR: ABV. eRADE MALL = 5'-O" (2) = 10 5.F. EXPOSED »ALL AREA = 10'-O" * 6'-O" = 60 3.F. NET S.F. = 8-16 S.F. % OF EXPOSED TO TOTAL AREA = 60 S.F. / 1100 S.F. (100) = 5.5% MALL HEIGHT = el-O. TOTAL MALL LENGTH = 128'-6" SUBGRADE F.A.R. = 5.596 (421 S.F.) = 51 S.F. TOTAL SUBGRADE MALL AREA= 128'-6" * 8'-O" = 1028 S.F. ABV. eRADE FNALL = 13'-11" + 29'-O" = 42'- SARAGE FAR: EXPOSED MALL AREA = 42-11" * 6'-0" = 258 S.F. SUBGRADE GARAGE S.F. = EXEMPT % OF EXPOSED TO TOTAL AREA = 258 S.F./ 1028 S.F.BOO) = 25% GARAGE EXEMPTION = 250 S.F. + 125 S.F. = 375 S.F. SUBGRADE F.A.R. = 25% (876 S.F.) = 2Iq S.F. GARAGE E.F. = 344 S.F. < 375 S.F. = EXEMPT SUBGRADE LEVEL = 219 S.F. ABOVE GRADE FAR: 146 S.F. GARAGE = MAIN LEVEL DEMO FAR = 127 S.F. NER MAIN LEVEL FAR = 148 9.F. - 12-7 S.F. = 21 5.F. MAIN LEVEL = 885 9.F. TOTAL NER MAIN LEVEL FAR = 885 S.F. + 21 S.F. = 406 S.F. NEIN UPPER LEVEL FAR = 17 S.F. UPPER LEVEL = 606 S.F. TOTAL NER UPPER LEVEL FAR = 606 5.F. + 17 S.F. = 623 S.F. TOTAL F.A.R. = 214 S.F. + 146 S.F. + 885 S.F. + 606 S.F. = 1856 S.F. Ae BUILT PORCHES 4 DECKS: AS BUILT PORCHES 4 DECKS: PORCHES = EXEMPT PORCHES = EXEMPT DECKS = 60 S.F. (LOWER) + 70 5.F (NER UPPER) = 130 S.F. DECKS = 60 S.F. (LOWER) DECK EXEMPTION = 1596 (4112 S.F.) = 617 S.F. > 130 S.F. (EXEMPT) DECK EXEMPTION = 15% (4614 S.F.) = 643 9.F. > 60 S.F. (EXEMPT) TOTALB: HISTORIC LOT SPLIT CALCULATIONS: SUBGRADE LEVEL = 51 S.F. 45361 S.F. LOT SIZE = GARAGE FAR = O Sy=. HISTORIC LOT = 3534 S.F. - » 45361 S.F. NEM LOT = 6000 6.7./ MAIN LEVEL = 5106 S.F. BASE ALLORED FAR = 4080 S.E. LOT SIZE OVER 4000 S.F. = 45361 S.F. - 4000 S.F. = 534 S.F. UPPER LEVEL = 623 S.F. OTHER ALLORED FAR = 5361 S.F. / 100 *6=32 S.F. TOTAL ALLORED FAR = 4080 S.F. + 32 S.F. = 4112 S.F. TOTAL F.A.R. = 51 5.F. + 5106 S.F. + 623 S.F. = 1580 S.F. UNUSED F.A.R. = 158-1 S.F. - 1580 S.F. = 7 S.F. FAR TOTALS FOR EACH LOT: NEM LOT GARAGE FAR = 500 S.F. - 250 5.F. - 125 5.F. = 125 5.F. NER LOT FAR = 1450 S.F. (DUPLEX Q + 1450 (DUPLEX 2) + 125 (GARAGE) = 3025 S.F. HISTORIC LOT FAR = 4112 S.F. - 3025 S.F. = 1087 S.F. HISTORIC LOT SPLIT BONUS = 500 5.F. 0 F.A.R. CALCULATIONS HISTORIC LOT FAR P4/ BONUS = 1087 S.F. + 500 S.F. = 1587 S.F. 1/411 = 11-011 HP[ AS-BUILT PACKAGE 515 GILLESPIE ST. RENOVATION I 515 gillespie st. aspen, colorado , consortium 1 architects 1 P.O.B. 3662, aspen, colorado 81612 (970) 925.6797 fax (970) 925.6797 ~ e-mail rally@aspeninfo. com 01-10-2001 < illl 111 111 U- U L PORCH OFFICE 11 :1 0 t10 ~ till F MOOD STOVE Fl oup LIVINe 03 \ ISTAIR DN 7 I« 0 - - -- -~13~f \- 1 STAIRMA¥ DOWN - TO NON - HISTORIC - SUBGRADE LEVEL ---- --- ~ --- -3\ KITCHEN BEDROOM 1 CLOS. REF. i= i O C CABS 104 2 4 ff. CLOS. MUDROOM E- 1 1 0 - BATH 1= 2-1 2-10__' ____ NORTH 1 B AS BUILT MAIN LEVEL PLAN 1/ZE' = 11-011 9 1-L' 1 [--11] 0 BaR ~ PORCH ROOF / 6 W \/ 1-4 -- F > 7 CLOS. l BEDROOM ~ \ 1 ~ DASHED LINE OF /.r ~ CLOS. |-*~ ROOF ABOVE 4 BEDROOM 1» ---4-11-4-,3 1 ' ON 1 4 / BALL 0/ STAIR <1 1 3/ 1 ATTIC DOOR l 4 CLOS. 1 LE al k.) BEDROOM \\ rn 7 2 / 11.. 11 I , , I /- [-1 --1- - -ill. 1--1 J il /1 DASHED LINE - --11 FOF hIALL BELOA 0 11 SLOPE 11 SLOPE . 8 1/2:12 ~ ~ 8 1/2:12 0 A no 0 NORTH 1/41{ = 11-011 ~~0~ AE BUILT UPPER LEVEL PLAN Bc!016 . .. - - 1/ - --\Iii' 40 -0- ..22.-==7 CLIPPED SABLE @ -- SU-gFU- 7-2- SLOPE = O 12: 12 SLOPE -TYP. -11--5 --- ---_ 2:12- - - 12:12 11!!11% ASPHALT SHIN<BLE 111.\- - - - - ~ ROOFING 1 1 '111111111 111~ Ill'll. I\.--~------- lili 1 ~1 1/ 1 117 1-V 1111/1 1 1 1 1 1 1 1 1 17 1 1 Ill 1.\ ---- 1 1 1.\ - - - - 1 IF 1 1 1 1 1 1 1 41 11 1 Ill 1 It 1 1 1 1.\-- 1 i 1 1 1 1 P 1 1 1\ i *..1 1 1 1 1 1 1 1 1 1 1 1 11 1 4 1 1 1\ DASHED LINE I 1 2_4 _1_ LI -11 1 ~) ~~~-- OF MALL BELOA 732 [00/1 -1 ;24_ 2 j - 0 1/ 1 k) 1- 1 0 /Lt_ti__i _i_I 1« --1 ~ 0 -0 m r -ROOF RIPSE LL =~=-- ===t~EL---2~LI -- u Ar = n -lf ------ 11 -3 ~ - - SLOPE - _ - F ROOF BELOR 11 171---~-222--#---i ~ tr~ FLUE BRICK SHIMNE¥ Nt_------ 1---- ---- 1 / Ill-1-6-1-- - - « ~1 142--- ~32-2-- n ROOF BELOA NORT·H 017 CD AS BUILT ROOF PLAN 40 1/411 = 11-OIl i ./ ~ „p PUBLIC NORCE . DATIE - ,)&.ACE - iPORPOSE --1 - E- -- _ r, . - PUBLIC NOTICE- - =1- DATE 217 .--- TIME " -F 7- PLACE ._1__ ,-1 PURPOSE_ _- r-- - Ir~~~77*.......i.-.'-1 *I.Ii... 4, 4 Fl r ..1 , 1 rn•111 1 - 41/// . 1 t~" - FL revalvae ' i. 4 ./,#'; AM= i Ea f. #I 0 , 1 .'111111111~1../ 1 .-:~.act ~'07'TOME~' 44. 05/6 *455 . 1% 4 10 ' 4 4.6$,9, - - DATE JAN 2.4- Cal ~*OVA·~ak :..4. , 49 TIME ~ p.t =r.2.: B I . ' 74 --UL. - * 3 .91 1.ACE C' 49 1 oil m ..d/,4 <~ PURPOSE_ 'AM/ A 1 -' ~ ro - D:'2- I. 55 ./& < . 0.-526 ..r 0 .77Nf1 38EVA- 5./ 743 - p.el E ..#p *,YKI . I - ¥ -I,ZII*211|~~~~~~~~~~1 41 ic NOT,12 - ~ 'T~ DATE '_- ll•,r .1 ~1·~-S~ ~~~~<,~ *P'PLACE_--- -- 'pURPOSLLZ-12 f, 95 Du,(i lost County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(E) I, 724*b#u- 7&6- E , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) ofthe Aspen Municipal Code in the following manner: 1. By mailing ofnotice, a copy ofwhich is attached hereto, by first-class postage prepaid U.S. Mail to all owners ofproperty within three hundred (300) feet of the subject property, as indicated on the attached list, on the 4" day of TY-Asu , 200 1 (which is ZS days prior to the public hearing date of 104 2-9 4* ). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the 9 ~ day of -3-h u , 2001 , to the 24'llay of -7-4- , 200 f . (Must be posted for at least ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. Signature 4-7 (Attach photograph here) Signed before me this -4 day ok~VUO*·~ 2001 by C»_L--,#fria WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: My Com,nhion Bpires August 28. 2001 Ell MAmE DEAiyO NO&=y Pujic Stale of Colorado rz 4 PUBLIC NOTICE RE: 515 WEST GILLESPIE NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, January 241 2001 at a meeting to begin at 5:00pm before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen to consider an application submitted by Randall Bone requesting final design approval for the renovation ofthe home at 735 West Bleeker. Original conceptual design approval includes including partial demolition and onsite relocation, basement ADU to be deleted from conceptual design. The property is located at 725 West Bleeker and is described as Lots A & B, Block 18, City of Aspen. For further information, contact Fred Jarmin at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO 970 920 5102 fredi@,ci.aspen. co.us S/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times City of Aspen Account . MCMANUS JAMES R GELLER SCOTT OLSHAN BURTON D 1/2 - 285 RIVERSIDE 29 BARKLEY CIR 5408 OLD LEEDS RD WESTPORT CT 06880 FORT MYERS FL 33907-7531 BIRMINGHAM AL 35210 SCHAFFER WILLIAM H SANDUNES LTD SANDUNES LTD SCHAFFER KAREN W 4823 OLD KINGSTON PIKE STE 140 4823 OLD KINGSTON PIKE STE 140 127 BRIXWORTH LN APT 7 KNOXVILLE TN 37919 ' KNOXVILLE TN 37919 NASHVILLE TN 37205-2036 EICHNER SAMUEL L MINNESOTA MATERNAL KRUIDENIER DAVID & ELIZABETH S EICHNER SUSANA STERN DE FETEL MEDICINE 3409 SOUTHERN HILLS DR FUENTE PIRAMIDES 243 2115 DWIGHT LN DES MOINES IA 50321 TECAMACHALCO MEXICO CITY 53950 MINNETONKA MN 55305 MITTON JOSEPH & PATRICIA 1/2 INT HEISLEY MICHAEL E LICHTENWALTER GARY R FRANKLE DAVID 1/2 INT LW GIES - HEICO INC CO 350 HOUBOLT RD 1015 VOLTZ RD 2075 FOXFIELD RD STE 102 JOLIET IL 60431-8305 NORTHBROOK IL 60062-4722 ST CHARLES IL 60174 KURTZ KENNETH T & KAREN HEISLEY MICHAEL E KUDISH DAVID J REVOCABLE TRUST BRAKUR CUSTOM CABINETRY INC C/O C/O K J LONG 1325 N ASTOR ST 18656 S RT 59 2004 DIANA DR CHICAGAO IL 60610 SHOREWOOD IL 60435 MENDOTA IL 61342 ATT JERRY S BAYOUD GEORGE S & JOAN MANGHAM NANCY JANE TH STREET 3525 TURTLE CREEK BLVD 2133 FOUNTAIN SQUARE ORLEANS LA 70124 DALLAS TX 75219 FT WORTH TX 76107 TOPELSON ALEJANDRO HUTCHESON RICHARD L LARNER JACQUELINE L TOPELSON REBECA PO BOX 161930 376 DAHLIA 5300 DTC PAVY #400 AUSTIN TX 78716-1930 DENVER CO 80220 ENGLEWOOD CO 80111 LUU TONG KHON STEINBERG EDWARD M MANGONE PARTNERSHIP LP TRAN TUYET LE 1068 HOLLY ST 12687 W CEDAR DR #100 814 WEST BLEEKER - B4 DENVER CO 80220 LAKEWOOD CO 80228 ASPEN CO 81611 MURRY PAUL J BUTLER MARIE TRAN HONG HUONG MURRY BONITA J 814 W BLEEKER #C-4 814 W BLEEKER ST #Cl 814 W BLEEKER ST C-5 ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 N HISTORICAL SOCIETY DAILY KIMBERLY DAWN KHALAF ALEXANDER R & FAH[MA BLEEKER ST 814 W BLEEKER PL E2 408 E HYMAN AVE ..~.EN CO 81611 ASPEN CO 81611 ASPEN CO 81611 . BROOKS JOHN A RESIDENCE TRUST . BOSSART TODD L SIVART HOLDINGS LTD PARTNERSHIP 50% ' 814 W BLEEKER ST E4 708 W BLEEKER ST 720 W BLEEKER ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 CHRISTIAN SCIENCE SOCIETY KLEIN HERBERT S & MARSHA MEANS GRAEME ASPEN/SNOWMASS INC 201 N MILL ST STE 201 711 W BLEEKER ST 734 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 LUU INVESTMENTS LLC GOLDRICH MELINDA PEARSON MARK M & LEES M 435 E MAIN ST 706 W MAIN ST 702 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 CHRISTIAN SCIENCE SOCIETY LE BLANC SHERIE MATILDA CITY OF ASPEN ASPEN/SNOWMASS INC 634 W MAIN ST #2 130 S GALENA ST 344 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 EPSTEIN MARC L REVOCABLE TRUST WEIEN J ROBERT SMALL WILLIAM H #1 709 W MAIN ST 814 WEST BLEEKER 205 N 6TH ST ASPEN CO 81611 ASPEN CO 81611-1185 ASPEN CO 81611-1103 UHLER FRANCES M COHEN RICHARD A S JAMES K COHEN ELIZABETH A 814 W BLEEKER MAIN ST UNIT 82 PO BOX 1806 EN CO 81611-1659 ASPEN CO 81611-3115 ASPEN CO 81612 FATAHIAMENEH COULTER G LYNNIE , LONG RICHARD E & LOIS N PO BOX 8080 PO BOX L3 PO BOX 1314 ASPEN CO 81612 ASPEN CO 81612 ASPEN CO 81612 SAVANAH LIMITED PARTNERSHIP TOMCICH WILLIAM ANSON WESTON T & SUSAN BAILEY BAVARIAN INN PO BOX 1498 8030 EL PASO GRANDE 1925 CENTURY PK E STE 1900 ASPEN CO 81612-1498 LA JOLLA CA 92037 ~ LOS ANGELES CA 90067 POLSE KENNETH A & JOYCE L REVOC BONE RANDALL HINEUNE SUSAN 1992 TST 5526 N LAKE BLVD 2074 MUSKET ST 452 SCENIC AVE CARNELIAN BAY CA 96140 EUGENE OR 97408-4624 PIEDMONT CA 94611 Y LINDSAY KEVIN ORREST ST ERMINT GROVE 6011 WESTERN AUTRALIA ' *EXHIBIT A - Ablic Notice Affid it 0 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(E) I, 'R A-d PA· Lc.- 1% 6.J E · , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) ofthe Aspen Municipal Code in the following manner: 1. By mailing ofnotice, a copy ofwhich is attached hereto, by first-class postage prepaid U.S. Mail to all owners ofproperty within three hundred (300) feet of the subject property, as indicated on the attached list, on the 2211ay of b•?c *~4 , 2000 (which is Z I days prior to the public hearing date of 14" [04%.zool). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) andthatthe said sign wasposted and visible continuously fromthe 19 -day of bece.6.- , 200 0,tothe 100' dayof TARUARY , 2001 . (Must be posted foratleast ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. Signature (Attach photograph here) Signed before me this EO~day of Dece.6.r , 2009-.by,fz~- WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: My Comnasion Expires August 28.2001 Notary Public 0 Nolmf PUbic State of Colotodo EXEIBI* B - Public Notic~lailing List FRAZER WILLIAM R & JANE Z PETERSON JAMES D KAUS PETER & EVA " 'VILY TRUST PETERSON HENSLEY R 8401 VISTA LN W GILLESPIE PO BOX 1714 PRESCOTT AZ 86301 :DI CO 81611 ASPEN CO 81612 DURAND LOYALIII DR&BERNICE NORTH FOURTH STREET ODOM JOHN A JR BLACK ASSOCLATES ODOM LORRIE PURMAN 4314 FAWN CT RT 1 C/O MIKE CONVISOR 11490 W 38TH AVE CROSS PLAINS WI 53528 PO BOX I I WHEATRIDGE CO 80033 ASPEN CO 81612 UHLFELDERNAOMI COLLINS CHARLES & JANICE S AARONSON JEFFREY C PO BOX 1165 PO BOX HH P O BOX 10131 ASPEN CO 81612 ASPEN CO 81612 ASPEN CO 81612 - SALIER JAMES BECK NEIL H & PAMELA CHRIST EPISCOPAL CHURCH P O BOX 765 515 W GILLESPIE ST 536 NORTH ST BRIDGEHAMPTON NY 11932 ASPEN CO 51611 ASPEN CO 81611 KNURR GOLDIE P & WERNER HODGES ELAINE C O'SHANA CATHY 603 W GILLESPIE ST 2020 S MONROE #118 108 ROBBINS ST ASPEN CO 81611-1242 DENVER CO 80210 OSTERVILLE MA 02655 ELGART ALICE CLARE GOLDSMITH DSMITH ANDREW LUBIN 1/3 GOLDSMITH JOHN JOSEPH 1/3 1/3 - 1344 N DOHENY DR 733 25TH ST 27 E 62ND ST 6TH FL LOS ANGELES CA 90000 SANTA MONICA CA 90400 NEW YORK NY 10001 LUETKEMEYER JOHN A JR & ELLIOTT ELYSE A SUZANNE F MCCARTY DANIEL L 610 NORTH ST SCHREIBER EUGENE H & STANFORD PO BOX 4051 ASPEN CO 81611 17 W PENNSYLVANIA AVE ASPEN CO 81612 - TOWSON MD 21204 MCCARTY DANIEL L MUSIC ASSOCIATES OF ASPEN ING ASPEN INSTITUTE INC PO BOX 4051 2 MUSIC SCHOOL RD , 1000 N 3RD ST ASPEN CO 81612 ASPEN CO 81611-8500 ASPEN CO 81611 STUNDA STEVEN R NITZE WILLIAM A. RICHARDS ANN K 515 5TH ST 1537 28TH ST NW 1537 28TH ST NW ANNAPOLIS MD 21403 WASHINGTON DC 20007 WASHINGTON DC 20007 LEWIS ADAM HELZBERG SHIRLEY BUSH TRUSTEE LL ALBERT H & SHIRLEY S C/O KATHLEEN HONOHAN QUALIFIED PERSONAL RESIDENCE 7116 GLENBROOK RD @NATIONAL CITY BANK TRUST BETHESDA MD 20814 1900 E 9Tit ST LOC 2030 5805 MISSION DR ('1,1(VELAND OIl 44114 SHAWNEE MISSION KS 66208 FOX SAM *' MUSGRAVE MARJORY M HOFFMAN JOHN L FOX MARILYN 629 WNORTH ST 1035 W 57TH ST 7701 FORSYTHBLVD STE 600 ASPEN CO 81611 KANSAS CITY MO 64113 CLAYTON MO 63105 GREENWOOD JIM COHEN ROGER L 1035 W 57TH ST 1035 W 57TH ST KANSAS CITY MO 64113 KANSAS CITY MO 64113 EXHIBIT H -*etter from Bill B:*ey Regarding the Relocation of 515 Gillespie 0 Bill Bailey BAILEY HOUSE MOVERS LICENSED • INSURED • BONDED Wm. G. BAILEY 1-'IIIL#j 3149 8 1*L Grand Junction, Co 81603 970 43+0763 /1 /9-00 m 2 4.fllfili 21 11*srrt: 5,57 ul -t=*- st 15 AUL- -2 00-* 47&- 7 72 --4.u. Gat Sh- (2(J - 113.36 --A.4-& -0/-* h.4.1 /'A.-1 .4,/1/. St -0 446' 6 (>--1: a.-9 4 1- 0 Q.14 12 1 15 -0-,2. 1 44164#-4- 4,+2 ¥224. I _1* u. U a., 1~4.1 4 -51-·- -ct--4 17 - A . '4'4EY Nous £ *heot,2-A - 0 < MEMORANDUM TO: Aspen Historic Preservation Commission \AO THRU: Joyce Ohlson, Community Development Deputy Director lk. FROM: Fred Jarman, Planner ~• 4 RE: 332 West Main Street -Conceptual Review / PUBLIC HEARING DATE: January 101 2001 4. 4 <& 9 ~~441£< ,-*i>4:~~~~'~ TYPE OF REVIEW: Conceptual Review PROPERTY LOCATION: 332 West Main St. ZONING: Office Zone District with Main Street Historic Overlay 4•.4 9 * 3;9 2.Ff'ag~ill fi~*t'F.,pit.,4.~ REQUEST: P,70'-, ~,*4*2+,1 1.~ 1) Partial Demolition L- . 49~ 2) New Addition ~~F~~ 3) 500 FAR Bonus , 1 ' 1'47,7~1 4) Variances -"'""'---1§ %;i l 't·,101 11,111'11,h ' 1.~~ '~-r-:W.-12~ bill # ' i.~ STAFF RECOMMENDATION: Approval 30?f:f SUMMARY OF REQUEST The applicant, John and Carolyn Seals, represented by Harry Teague Architects, is requesting Conceptual Review for the renovation and addition to a residence located at 332 West Main Street. Specific land use requests include a 1) partial demolition of front porch and second addition in the rear, 2) construction of a new addition in the rear, 3) 500 square foot FAR bonus, and 4) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite o f Aspen. STAFF COMMENTS The subject property contains a two story structure, built in 1888, and is currently listed as a Historic Landmark on the City's Inventory of Historical Sites and Structures. It is situated on a 4,500 square foot lot in the Office Zone District and within the Main Street Historic Overlay District. The structure was originally built as a single-family structure and is approximately 3,261 square feet in size. It is currently used as an office with five separate office rooms, three smaller work rooms, and a single story residence in the rear of the structure. The HPC conducted a site visit to the property and reviewed the application in a worksession. Over the course of time, two additions have been made to the original house. The first addition occurred shortly after the house was built and is consistent with the original house as it maintains a consistent roof slope line with the original part of the house. The 1 0 second addition is not as compatible with the original house in architectural character; specifically the newer addition is a rather distinct departure from the original house in its massing, detailing, and proportions and does not significantly contribute to the original house's historic fabric. The applicants wish to demolish the second, most recent addition that extends offthe rear of the house and construct a new addition to include a two-story hallway connector to a garage with bedroom above. In addition, the applicants wish to demolish /dismantle the existing front porch because of structural deterioration due to normal exposure to the elements and then reconstruct the porch in its exact location and proportions. Further, to the extent possible, portions of the porch will be saved and placed back in their original locations. Once the second addition is demolished and the front porch is demolished /dismantled, the applicants wish to lift the remainder of the original house in order to excavate to accommodate a full basement. The house will then be lowered back to its original foot print. The applicants are also asking for the following variances and requests: Dimensional Required Proposed Variance Requirements requested Rear Yard Setback 15' 5' 10' Side Yard Setback 6'8" Maintain Existing Maintain Existing Garage Access off Alley Maintain Existing Maintain Existing 0 Driveway Use of ROW Maintain Existing Maintain Existing Paved Preferred Maintain Existing Maintain Existing This proposal intends to maintain the existing house in its exact location / footprint with the exception of the new addition located in the rear of the house towards the rear of the lot. Further, the new addition will not severely increase the rear footprint from its current configuration. Staff finds that the requested variances are appropriate in this case as to maintain the current fa™le line of the front of the house with the other similar houses on Main Street. Staff is concerned with the request to maintain the existing access to the garage from 3rd Street. Currently, the existing carport is accessed off 3rd Street; however, the rear of this lot is also accessible via an alley. In general, the Land Use Code encourages access, when possible, from an alley so that streets do not become auto dominated and detract from the value of house facades and the pedestrian experience. In addition, the City provides incentives towards this end in the form of additional FAR for garages that maintain alley access. While not required, Staff would like to encourage the applicant to reconfigure their design to incorporate alley access for both car spaces. The applicant proposes to partially demolish and dismantle the existing covered front porch. Staff would like to commend the applicant for attempting to preserve, if at all 0 possible, the original portions of the porch while restoring it to its original form as 2 0 currently depicted. It will be important to take great care in the dismantling of the porch and careful labeling of its parts so that successful reconstruction and reassembly may occur. This memorandum outlines several guidelines that discuss important elements for this porch rehabilitation. STAFF RECOMMENDATION Staff recommends the HPC approve the requests for 1) partial demolition of front porch / \4 and second addition in the rear, 2) construction of a new addition in the rear, 3) 500 square foot FAR. bonus, and 4) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen, with the following conditions: 1. The schematic design shown on the site plan presented to HPC is in no way approved or endorsed by the HPC. Any further development for the historic structure shall be subject to further review as required by Section 26.415 of the Aspen Land Use Code; 2. That the HPC herein and pursuant to this Resolution, grants the applicant approval for a five (5) foot rear yard setback variance and to maintain the 6 foot 8 inch side yard setback; 3. That the Historic Preservation Commission grants approval to the applicants for a 500 square foot FAR bonus; 0 4. That the applicant shall submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation; 5. That the applicant shall submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 6. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 7. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 8. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 0 3 9. That the preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 10. That the applicant shall be required to provide the contractor with copies of the HPC Resolution applicable to this project. The contractor must submit a letter addressed to HPC staffas part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 11. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 12. That all representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions; 13. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 14. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 15. That the applicant agrees that prior to issuance of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; RECOMMENDED MOTION "I move to approve Resolution No, , Series 2001, approving the requests for 1) partial demolition of front porch and second addition in the rear, 2) construction of a new addition in the rear, 3) 500 square foot FAR bonus, and 4) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen. with the conditions stated herein." REVIEW CRITERIA AND STAFF FINDINGS EXHIBIT A - PARTIAL DEMOLITION EXHIBIT B - PORCH REPLACEMENT & REPAIR EXHIBIT C - BUILDING ADDITIONS EXHIBIT D - DESIGN IN THE MAIN STREET HISTORIC DISTRICT EXHIBIT E - FOUNDATIONS EXHIBIT F - RESOLUTION NO. , SERIES OF 2001 4 EXHIBIT A PARTIAL DEMOLITION No partial demolition of any structure included on the Inventory of Historic Sites and Structures of the City of Aspen shall be permitted unless the partial demolition is approved by the Historic Preservation Commission in accordance with the standards set forth in this Chapter. The applicant shall be required to address the following Standards for review of partial demolition. No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: a) The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel, and Staff Finding The applicant is requesting the ability to conduct a partial demolition of two sections of the house including the front porch and a more recent addition on the rear ofthe house. The addition proposed for demolition located at the rear of the house does not significantly contribute to the historic fabric of the house and its demolition would not detract from the its current historical contribution. It is an addition that has been constructed to an earlier addition and is not connected to the original house. The front porch is a significant element contributing to the house's historic nature. Because ofthe naturally occurring damage due to the elements, the applicant wishes to demolish the porch and reconstruct it in is current historic form. In doing so, the applicant intends to preserve portions of the porch that are worth preservation. Staff finds that this is commendable and recommends the applicants take great care to preserve as much of the original porch as possible. Staff finds this criterion to be met. b) The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic sign#icance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and Staff Finding The applicant intends to demolish an addition to the house which is not part of the original house. This demolition will not impact the historic significance ofthe house. Because of the naturally occurring damage due to the elements, the applicant wishes to demolish the front covered porch and reconstruct it in is current historic form. In doing so, the applicant intends to preserve portions of the porch that are worth preservation. Staff finds that this is commendable and recommends the applicants take great care to preserve as much of the original porch as possible. Staff finds this criterion to be met. 5 0 (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure. Staff Finding The applicant intends to construct a new addition at the rear ofthe house. This new addition will not impact the architectural character or integrity ofthe structure. It will be identifiable as a new addition rather than a continuation of the original house in its architectural style. Staff finds this criterion to be met. 0 0 6 EXHIBIT B PORCH REPLACEMENT & REPAIR Historically, porches were popular features in residential design. A porch protects an entrance from snow and provides shade in the summer. It also provides a sense of scale and aesthetic quality to the facade of a building. A porch catches breezes in the warmer months, while providing a space for residents to sit and congregate. Finally, a porch often connects a house to its context by orienting the entrance to the street. Because oftheir historical importance and prominence as character-defining features, porches should receive sensitive treatment during exterior rehabilitation and restoration work. In the case of 332 West Main Street, the porch has suffered over the years due to constant exposure to sun, snow and rain. Furthermore, there is considerable paint peeling and in some areas the porch itself may experience sagging and deterioration of wood structure. As a result of these issues, the applicant wishes to partially demolish the porch and reconstruct it in its current historic form. In doing so, they intend to preserve as much of the original porch as possible so that the historic fabric is maintained. The Historic Preservation Guidelines indicate that after discovering structural or cosmetic problems with a porch, the applicant should formulate a strategy for its treatment. The most sensitive strategy is to repair the porch. This treatment is preferred, rather than replacing it altogether. This approach is preferred because the original materials contribute to the historic character of the porch. Even when replaced with an exact duplicate, a portion of the historic building fabric is lost; therefore, such treatment should be avoided when feasible. The guidelines also indicate that replacing an entire porch is discouraged, it may be necessary in some cases. When a porch is to be replaced, the first step is to research the history of the house to determine the appearance and materials of the original porch. In doing so, one should search for: 1) documentation of the original porch in the form of historic photographs, sketches and/or house plans; 2) physical evidence of the original porch, including "ghost lines" on walls that indicate the outline ofthe porch and/or holes on the exterior wall that indicate where the porch may have been attached to the front facade; and, 3) examples of other houses ofthe same period and style that may provide clues about the design and location of the original porch. The most important aspects of the project involve the location, scale, and materials of the replacement porch. It is not necessary to replicate the details of the porch on most buildings; however, it is important that new details be compatible with the design ofthe porch and the style of the house. The following are specific guidelines outlined in Chapter 5 ofAspen's Historic Preservation Guidelines. 7 5.1 Preserve an original porch. The applicant intends to replace deteriorated portions of the porch where appropriate and demolish portions that are beyond repair. The size of the porch will remain exactly as it currently exists. Staff finds this guideline to be met. 5.3 Avoid enclosing a historic front porch. The applicant does not intend to close the porch. Staff finds this guideline to be met. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. The applicant intends to maintain this structure as a residential use and the front porch will serve as access to the primary entrance to the residence. Staff finds this guideline to be met. 8 EXHIBIT C BUILDING ADDITIONS Many historic buildings in Aspen experienced additions over time as the need for more space occurred. In some cases, owners added a wing onto a primary structure for use as a new bedroom, or to expand a kitchen. Typically, additions were subordinate in scale and character to the main building. It is important, however, that a new addition be designed so that it preserves the historic character of the original structure and do not detract from the character of the building or obscure significant features There are a few basic principles for new additions that are prescribed by Aspen's Historic Preservation Guidelines. In general they include minimizing negative effects that may occur to the historic building fabric, the addition should not affect the perceived character ofthe building, and keep the size ofthe addition small in relation to the main structure. Specifically, the guidelines indicate: 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. Staff finds that the proposed new addition does not reflect the exact character of the historic house but is not too inconsistent with the historic character of the primary building. Further, the addition does not attempt to portray an earlier period than that of the primary building or imply an inaccurate variation of the primary building's historic style should be avoided. Staff finds that the proposed addition meets this guideline. 10.4 Design a new addition to be recognized as a product of its own time. The proposed addition is made distinguishable from the historic building, while also remaining visually compatible with these earlier features. In addition, the addition maintains changes in setbacks, materials, and architectural style from the historic building, that help define a change from old to new construction. Staff finds that the proposed addition meets this guideline. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Clearly, the most visible side of this house are the South (Main Street facing) and west (Third Street facing) elevations. The proposed addition will be located in the rear of the historic resource. Staff maintains that the addition does not interfere with the Main Street facade allowing the original proportions and character to remain prominent. However, the addition will be seen mostly from Third Street. This addition will take the place of an older addition that is proposed to be demolished. Staff finds that the proposed addition meets this guideline. 10.9 Roof forms should be similar to those of the historic building. Staff finds that the roofs proposed are appropriate in their gable configuration similar to the gable forms on the original house. Staff finds that the proposed addition meets this guideline. 9 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. The proposed addition is currently attached to an even older addition and not directly attached to the original house. This new proposed addition does not result in the loss or severe alteration of architectural details, cornices and eavelines. Staff finds that the proposed addition meets this guideline. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. The applicant will use new materials similar to the original materials. Staff finds that the proposed addition meets this guideline. 10.14 The roof form and slope of a new addition should be in character with the historic building. Staff finds that the rooftop gable forms are slightly subordinate in scale and not highly visible from Main Street so that it does not detract from the historic nature ofthe house. However, it will be largely seen from Third Street but is still a smaller form that the original house which is appropriate according to the guidelines. Staff finds that the proposed addition meets this guideline. 10 EXHIBIT D DESIGN IN THE MAIN STREET HISTORIC DISTRICT Development in what is now called the Main Street Historic District began with housing built during the early mining era in Aspen. Soon a few small, commercial businesses sprang up on corners in the neighborhood. The early streetscape in this area was dominated by trees, typical of a residential area. Starting in the 1940s, development of lodging occurred, either as stand-alone hotels and motels or as bed and breakfasts. While some of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. The primary period of significance for Main Street is the mining era in Aspen. The primary goal is to preserve this character while accommodating compatible changes. In addition, individual buildings from later periods may also be of historic significance and should be preserved. The Historic Preservation Guidelines discuss the following elements that should be respected with any new development in this district: Building Width, Building & Roof Form, Materials, Architectural Details, and Windows & Doors. Specific guidelines include: 12.1 Respect historic settlement patterns. The applicants propose to maintain the original structure in its exact historic footprint as it is currently located. This is so that it remains situated in a way similar to historic buildings in the area. This includes consideration of building setbacks, entry orientation and open space. Staff finds this guideline to be met. 12.2 Preserve the historic district's street plan. The applicants intend to preserve the three distinct street grids intersect in the neighborhood (Main Street, side streets and alleys). Staff finds this guideline to be met. 12.3 Where one exists, maintain the traditional character of an alley. There is an alley directly adjacent to the rear of the property that services residences between Second and Third Streets. Staff highly encourages the applicant to take advantage of the alley for vehicular access to the garage located at the rear of the lot and as a new part of the addition. Staff finds this proposed addition complies with this guideline; however, it deviates from the intent the alleys serve to provide. 12.8 Provide a front yard that is similar in depth to its neighbors. The applicants intend to maintain a consistent front fa~ade line similar to their neighbors. Staff finds this guideline to be met. 11 EXHIBIT E FOUNDATIONS The applicant wishes to lift the original structure in order to construct a basement then lowering th structure to its original location. This certainly involves the foundation of the house. The Historic Preservation Guidelines contain language referring to foundations of historic structures. The guidelines specifically indicate: 9.1 Proposals to relocate a building will be considered on a case-by-case basis. This particular request for lifting the original structure then setting it back down on a newly finished basement is of an individual structure in a historic district. The applicant intends to maintain the historic structure with the exception of placing an addition in the rear. In doing so, this relocated building shall be carefully rehabilitated to retain original architectural details and materials. In addition, the applicant, as a condition of approval, shall provide a plan to secure the structure and provide a new foundation, utilities, and to restore the house. Staff finds that the proposed relocation meets this guideline. 9.4 Site the structure in a position similar to its historic orientation. As proposed, the house will face the same direction and have a relatively similar setback as its current location. Staff finds that the proposed relocation meets this guideline. 9.5 A new foundation should appear similar in design and materials to the historic foundation. 0 The applicant intends to reposition the house onto a new basement similar to the basement. Staff finds that the proposed relocation meets this guideline. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. The elevation heights will not be drastically changed as a result of the newly relocated house on to its new foundation thereby maintaining its current historic significance. Staff finds that the proposed relocation meets this guideline. 9.7 A lightwell may be used to permit light into below-grade living space. The applicant proposes one light well in order to provide light and ventilation to the subgrade basement. The lightwell is not on the front faGade of the house (per the Residential Design Standards). Staff finds that the proposal meets this guideline. 0 12 EXHIBIT F ~4 RESOLUTFON NO.I.-, SERIES OF 2001 \/4 5*A-0/ RESOLUTION OF THE\ASPEN HISTORIC PRESERVATION COMMISSION APPROVING A 11*J;#:EI*AZFMe*RUD#t OF FRONT PORCH AND 41*Lt SECOND ADDITION IN THE REAR, 2) CONSTRUCTION OF A NEW /32341*tt ADDITION IN THE REAR, 3) 500 SQUARE FOOT FAR BONUS, AND 4) SETBACK VARIANCES FOR A PROPERTY LOCATED ON LOT K AND WEST HALF OF LOT L, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID: 2735-124-41-007 WIIEREAS, the applicant, John and Carolyn Seals, represented by Harry Teague Architects, is requesting Conceptual Review for the renovation and addition to a ,/2;6,04~ residence located at 332 West Main Street. Specific land use requests include a 11€9#141 _de891*C#rof front porch and second addition in the rear, 2) construction of a new addition in the rear, 3) 500 square foot FAR bonus, and 4) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen. WHEREAS, the property is currently listed as a Historic Landmark on the City ofAspen's Inventory ofHistorical Sites and Structures; and WHEREAS, in a staff report dated January 10th,2001, the Community 0 Development Department determined the application for a 1) partial demolition of front porch and second addition in the rear, 2) construction of a new addition in the rear, 3) 500 square foot FAR bonus, and 4) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen met the applicable review standards, and recommended approval with conditions; and WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting of the Historic Preservation Commission on January 10th , 2001, at which time the HPC considered and found the application to meet the review standards, and approved the 1) partial demolition of front porch and second addition in the rear, 2) construction of a new addition in the rear, 3) 500 square foot FAR. bonus, and 4) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen with conditions by a vote of to - (_ to _). NOW, THEREFORE, BE IT RESOLVED: That the Aspen Historic Preservation Commission approve the requests for 1) partial demolition of front porch and second addition in the rear, 2) construction of a new addition in the rear, 3) 500 square foot FAR bonus, and 4) setback variances for a property located on Lot K and west half of Lot L, Block 44, City and Townsite of Aspen, with the following conditions: 0 13 1. The schematic design shown on the site plan presented to HPC is in no way approved or endorsed by the HPC. Any further development for the historic structure shall be subject to further review as required by Section 26.415 of the Aspen Land Use Code; 2. That the HPC herein and pursuant to this Resolution, grants the applicant approval for a five (5) foot rear yard setback variance and to maintain the 6 foot 8 inch side yard setback; 3. That the Historic Preservation Commission grants approval to the applicants for a 500 square foot FAR bonus; 4. That the applicant shall submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation; 5. That the applicant shall submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 6. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 7. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 8. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 9. That the preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 10. That the applicant shall be required to provide the contractor with copies of the HPC Resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 14 11. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 12. That all representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions; 13. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 14. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; and 15. That the applicant agrees that prior to issuance of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; and 16. That the applicant will provide the Community Development Department and HPC with an agreement regarding actions taken to mitigate for any potential impacts to tress on the site as a result of this land use request with the City of Aspen Parks Department prior to Final Review before HPC. )7- 1 4~ 4 Ubtutt k 1 -aj APPROVED BY THE COMMISSION at its regular meeting on the 10th day of January, 2001. Approved as to Form: David Hoefer, Assistant City Attorney j 9- 01 c BC_ co-»f~~ < HISTORIC PRESERVATION COMMISSION «t 64# h op- 4si c - Suzannah Reid, Chair 7 15 4 - me 0 ATTEST: Kathy Strickland, Deputy City Clerk C:\My Documents\Current Cases\HPC\332 West Main Street Conceptua[832 West Main Conceptual Memo.doc 0 0 16 18 '-El; A I f .5 D \1\J %4 \\,\ County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(ED I, ~34:42 D 2-caegol , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following 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 jlundred (300) feet of the subject property, as indicated on the attached list, on theitday of K~ O/ , 200 0 (which is t~ days prior to the public hearing date of ~ O J*d 2*6). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nTarest public way) and that the said sign was posted and visible continuously from the 22-(lay of 14 64*71494,200 0, to the day of , 200 . (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. Signature PUBi LOTict Signed before me this ~day of 1400**vlfb,OF)-- 200 0. by DATE TIME: PLACE PURPOSE WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: airoore- 4 1,€UZ.-9 Notary Public t. ..10 CITY OF ASPEN GIS SALES 130 SOUTH GALENA • ASPEN, CO 81611 970 920-5453 GIS REVENUES ACCOUNT # 00160 - 00000 - 63465 Please make check payable to City of Aspen Customer's Order No. Phone No. 975-3596 - 11 11225165 Sold To ».46 rit£££*~_ Address 1*T 12* = City Sold By Cash C.aD. Charge On Acct Mdse. Ret'cl. Paid Out Qty. Description Pllce Arnourt cx/. 52 AOb F c '832' 60 Pt(a.£1 /5(2 t ok- 10(8(2~ All claims and returned goods MUST be accompanied by this bill. Tax Rec'd. By Total €30 240115 10827 Thank You 0 NAME PARCEL ACCOUNTNO OWNERNAME Aspen 273512452005 R001337 ALG SECOND QUAL PERS RES TRUST Aspen 273512491002 R010757 ASPEN HOMEOWNERS' ASSOCIATION Aspen 273512434004 R000889 BARKER JACK 1/2 INT Scott Building 273512450005 R008691 BARTON META PACKARD Aspen 273512442004 R000108 BECK GLENN A Aspen 273512491031 R010786 BLAU SETH J Aspen 273512436002 R010664 BLEVINS J RONALD & PHYLLIS M Aspen 273512491007 R010762 BLONIARZ JOHN W & DONNA L Aspen 273512452003 R000187 BRAFMAN STUART REVOCABLE TRUST Aspen 273512491110 R010765 BROWDE DAVID A Aspen 273512442006 R000231 CARINTHIA CORP Aspen 273512491019 R010774 CHAMBERS PETE Copeland-Twining Pioneer 273512480851 R009961 CITY OF ASPEN Herron Apartments 273512452012 R001250 CLICK JANE Aspen 273512442005 R000313 COMCOWICH WILLIAM L Aspen 273512491023 R010778 CONDER CANDIDA E Aspen 273512491008 R010763 CRETE ASSOCIATES LP Shadowview 273512452013 R000347 CROWLEY SUE MITCHELL Aspen 273512491034 R010789 CRUSIUS FRANKLIN G Herron Apartments 273512452008 R001262 DEREVENSKY PAULA Aspen 273512491006 R010761 DEROSE VINCENT Aspen 273512434006 R000285 DOBBS JOHN C & SARA F Weaver 273512480003 R01·4345 FISCHER SISTIE Shadowview 273512452016 R001287 FLECK KATHRYN O Aspen 273512491018 R010773 GOLD RANDAL S Aspen 273512491033 R010788 HANSEN WERNER AND HARRIET Herron Apartments 273512452010 R001343 HUGGIN H SCOTT Aspen 273512491022 R010777 JACOBY FAMILY LTD PARTNERSHIP Scott Building 273512450004 R008690 JOHNSTON FAMILY TRUST Aspen 273512491025 R010780 KARP MICHAEL Shadowview 273512452015 R001069 KASPAR THERESA DOSS Aspen 273512491015 R010770 KEIM JAMES T Herron Apartments 273512452007 R000119 MARTIN SCOTT M Aspen 273512441005 R000424 MCDONALD FAMILY TRUST Herron Apartments 273512452006 R000246 MOUNTAIN STATES COMMUNICATIONS INC Aspen 273512491013 R010768 PEITZ H QUINN JR Aspen 273512436001 R010720 PC)TVIN SALLY ALLEN Aspen 273512491035 R010790 PRICE DOUGLAS L AND VALERIE Aspen 273512491029 R010784 RICKEL DAVID Aspen 273512441704 R000332 RISCOR INC Aspen 273512441001 R010202 RIVA PARTNERS LP Aspen 273512491039 R011756 ROGERS REGINA Herron Apartments 273512452009 R001344 ROSENTHAL DIANNE Shadowview 273512452014 R000722 SAMIOS CAROLE Scott Building 273512450008 R008692 SCOTT MARY HUGH Aspen 273512441007 R000937 SEALS JOHN R & CAROLYN 0 Aspen 273512491026 R010781 SHEEHAN WILLIAM J AND Aspen 273512491020 R010775 SILVERSTEIN PHILIP Aspen 273512491028 R010783 SIMON LOUIS & EILEEN Aspen 273512491014 R010769 SLOVITER DAVID Aspen 273512491003 R010758 SLOVITOR DAVID AND ELAINE Aspen 273512442002 R001293 STRANDBERG JOHN J & JANE T Aspen Medical Center 273512453007 R010466 TAD PROPERTIES LTD LIABILITY CO Aspen Medical Center 273512453004 R010463 TAD PROPERTIES LTD LLC Aspen 273512491111 R010766 TEMPKINS HARRY Herron Apartments 273512452011 R001460 THALBERG KATHARINE Aspen A 273512452017 R001408 TORNARE RENE Aspen 273512491037 R011754 TWIN COASTS LTD Aspen 273512441003 R010204 WHYTE RUTH Afpen 273512442003 R000622 WOLOFSKY MOIRA 50% INT 2 LAuberge DAspen 273518281004 LAuberge DAspen 273518281005 LAuberge DAspen 273518281010 LAuberge DAspen 273518281011 LAuberge DAspen 273518281003 LAuberge DAspen 273518281016 LAuberge DAspen 273518281006 , LAuberge DAspen 273518281017 LAuberge DAspen 273518281009 LAuberge DAspen 273518281012 516 +loutp Le-7 2X M ~XY;VLf S O«- LAuberge DAspen 273518281002 A- C..CO- 1.-42© Gr-pa-0£6.A LAuberge DAspen 273518281015 LAuberge DAspen 273518281007 49 4 W 0/1. u. St LAuberge DAspen 273518281018 A=,~c- C,(04-4&420 816(1 LAuberge DAspen 273518281008 LAuberge DAspen 273518281013 LAuberge DAspen 273518281014 LAuberge DAspen 273518281019 ALG SECOND QUAL PERS RES TRUST ASPEN HOMEOWNERS' ASSOCIATION BARKER JACK 1/2 INT CO GILDENHORN ALMA L A COLO NON PROFIT CORPORATION BARKER CARRYN ADRIANNA TRUST 1/2 2--0 24TH ST NW 311 W MAIN ST INT INGTON, DC 20008 ASPEN, CO 81611 PO BOX 7943 ASPEN, CO 81612 BLAU SETH J BARTON META PACKARD BECK GLENN A BLAU JUDITH 6507 MONTROSE AVE PO BOX 1102 3896 DOGWOOD LN BALTIMORE, MD 21212 VICTORVILLE, CA 92392 DOYLESTOWN, PA 18901 BRAFMAN STUART REVOCABLE TRUST BLEVINS J RONALD & PHYLLIS M BLONIARZ JOHN W & DONNA L BRAFMAN LOTTA BEA REVOCABLE 7532 MAHOGANY BEND PL 1839 N ORLEANS ST TRUST BOCA RATON, FL 33434-5121 CHICAGO, IL 60614 161 E CHICAGO #30B CHICAGO, IL 60611 BROWDE DAVID A CARINTHIA CORP CHAMBERS PETE 176 BROADWAY STE 7A 45 E LUPINE DR PO BOX 10086 NEW YORK, NY 10038 ASPEN, CO 81611 MULONN, VA 22106 CITY OF ASPEN CLICK JANE COMCOWICH WILLIAM L 130 S GALENA ST 333 W MAIN ST 420 W MAIN ST ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 ER CANDIDA E CRETE ASSOCIATES LP ' CROWLEY SUE MITCHELL GRAND VIEW DR 3418 SANSON STREET 409 S GREENWOOD AVE TOPANGA, CA 90290-3314 PHILADELPHIA PA 19104 COLUMBIA, MO 65203 CRUSIUS FRANKLIN G DEREVENSKY PAULA DEROSE VINCENT CRUSIUS MARGARET J 1128 GRAND AVE 1209 N 14TH AVE 5855 MIDNIGHT PASS RD APT 507 GLENWOOD SPRINGS, CO 81601 MELROSE PARK, IL 60160 SARASOTA, FL 34242 FLECK KATHRYN DOBBS JOHN C & SARA F FISCHER SISTIE 27 N MOORE PO BOX 241750 442 W BLEEKER TOWER B MEMPHIS, TN 38124 ASPEN, CO 81611 NEW YORK, NY 10013 GOLD RANDAL S HANSEN WERNER AND HARRIET HUGGIN H SCOTT EPSTEIN GILBERT AND MOLLIE WINTER ERNST & SON INC C/O 205 S MILL ST #3 PO BOX 9813 ORDINGER WEG 12 ASPEN, CO 81611 ASPEN, CO 81612 HAMBURG GERMANY, 22609 Y FAMILY LTD PARTNERSHIP JOHNSTON FAMILY TRUST KARP MICHAEL R J JACOBY 111 G EN PARTNER 2018 PHALAROPE 3418 SANSOM ST X 248 COSTA MESA, CA 92626 PHILADELPHIA, PA 19102 ALTON, IL 62002 %2 KEIM JAMES T MARTIN SCOTT M KASPAR THERESA DOSS PEITZ H QUINN JR C/O PARAMOUNT PICTURES PO BOX 1637 17550 BAR X RD 5555 MELROSE AVE N, CO 81612 COLORADO SPRINGS, CO 80908-1500 HOLLYWOOD, CA 90038 MCDONALD FAMILY TRUST MOUNTAIN STATES COMMUNICATIONS PEITZ H QUINN JR MCDONALD W SCOTT & CAROLINE INC KEIM JAMES T TRUSTEES PO BOX E 17550 BAR X RD 320 W MAIN ST ASPEN, CO 81612 COLORADO SPRINGS, CO 80908-1500 ASPEN, CO 81611-1614 POTVIN SALLY ALLEN PRICE DOUGLAS L AND VALERIE RICKEL DAVID 320 W BLEEKER ST 8611 MELWOOD RD 8324 BROODSIDE RD ASPEN, CO 81611 BETHESDA, MD 20817 ELKINS PARK, PA 19027 RISCOR INC RIVA PARTNERS LP ROGERS REGINA 200 CRESCENT CT STE 1320 1717 MAIN ST STE 5200 6 WOOD ACRES RD DALLAS, TX 75201 DALLAS, TX 75201 GLEN HEAD, NY 11545 SAMIOS CAROLE SCOTT MARY HUGH ROSENTHAL DIANNE SAMIOS NICHOLAS A CO RUSSELL SCOTT 111& CO LLC PO BOX 10043 P O BOX 867 38 SUNSET DR ASPEN, CO 81612-7311 WESTMINSTER, MD 21158 ENGLEWOOD, CO 80110 SHEEHAN WILLIAM J AND , SILVERSTEIN PHILIP JOHN R & CAROLYN SHEEHAN NANCY E SILVERSTEIN ROSALYN EDICAL DR #400 10 GOLF VIEW LN 25 KNOLLS CRESCENT SAN ANTONIO, TX 78229 FRANKFORT, IL 60423 BRONX, NY 10463 SLOVITER DAVID SIMON LOUIS & EILEEN SLOVITOR DAVID AND ELAINE SLOVITER ROSALIE 1576 CLOVERLY LN 1358 ROBIN HOOD RD 1358 ROBINHOOD RD RYDAL, PA 19046 MEADOWBROOK, PN 19046 MEADOWBROOK, PA 19046 TAD PROPERTIES LTD LLC STRANDBERG JOHN J & JANE T TAD PROPERTIES LTD LIABILITY CO TOWNE CENTRE PROPERTIES LLC 2510 GRAND AVE APT 2403 PO BOX 9978 323 W MAIN ST STE 301 KANSAS CITY, MO 64108 ASPEN, CO 81612 ASPEN, CO 81611 TEMPKINS HARRY THALBERG KATHARINE TORNARE RENE TEMPKINS VIVIAN 221 E MAIN ST 308 W HOPKINS AVE 420 LINCOLN RD STE 258 ASPEN, CO 81611 ASPEN, CO 81611 MIAMI BEACH, FL 33139 :OASTS LTD WHYTE RUTH WOLOFSKY MOIRA 50% INT EST C ST STE 1901 PO BOX 202 129 CLARENDON AVE SAN DIEGO, CA 92101 ASPEN, CO 81612 PALM BEACH, FL 33480 332 West Main Street APPLICATION FOR H.P.C. CONCEPTUAL REVIEW CONTENTS: Attachment One: Land Use Application Form Attachment Two: Dimensional Requirements Form Attachment Three: -Letter of Authorization -Title Certificate -Vicinity Map Attachment Four: -Written Description -Existing Conditions Map -Evolution of Elevations -Street Scenes (Context) -Site Plan Comparative -Proposed Roof Plan -Floor Plans -Building Elevations -Restoration Intentions -Garage Precedents ATTACHMENT 1 1 LAND USE APPLICATION FORM 1. Pro\ed name dE>*Al» 9%6/ DENIC-€5 26•10/%%7, 2/ AID/72,6.~ 1 2. Project location 532. MA/d :br. 6 Z,or K .,wo 0/0~61- WA,t,:F ae L© f L : 8,6.06/£ 44'' Ae.'t'- (indicate street address, lot and block number or metes and bounds description) •-fy. 3. Present zoning U31 ce 4. Lot size +500 5. Applicants name, address and phone number .1.Ii# R · 9 'Xle , M. t:2 4-4-10 Mel,-MA hrive €:unte +00; 9 .. A.+011;o : 7-Y ·762.27 (*la) G /5 - 2-2.2-2- 6. Representative's name, address, and phone number 4 **rof & e =1 k e Ar*LboH 4-1 7- Al. 41{1 A- 990 ''225/J 20¥6 1 7. Type of application (check all that apply): Conditional Use Conceptual SPA X Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin . Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane · Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) ORS Ad IA.0 •#te: 4 15&8 + 2 A.41-, f./.Y:. s CA.<746'1 9 2. ¢p,6 · / ef ,'fpr-,//2...1&6„ 626 / #M. ft· O/2 4.44*.4 Ae.riA. 1 -41 5 -€, 6.6 r•.* 4 4- 5 -.*,c- 40,4- 1~0.-A + 1 4,5 r,Witelet R 9. Description of development application 1 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 -11111111 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: e 15#404 . c) 00£~ k 048.6 LVA, Address: 44-10 81!:BIGM. De-146 4.vrg 40 6..1 &*rad,01* 9% 271 Zone district: , Lot size: 49 00 Ef Existing FAR: 3 z» 1 7- 44 Allowable FAR: ,-6 2-s ~1 . F+ Proposed FAR: 2-6?-4- 4- ft- Existing net leasable (commercial): 1 9-7·/ Proposed net leasable (commercial): e./1. Existing % of site coverage: 4-(· S 96 / 1 86 l + 452) Proposed % of site coverage: 58 91 Yl¥09 +45=?) Existing % of open space: 98.2 71 Proposed % of open space: 62 y. Existing maximum height: Principal bldg: 24' Accesory bldg: 13' , Proposed max. height: Principal bldg: 2-4- Accessory bldg: 6 .23 Proposed % of demolition: ~+.7 % (480 + 3 2-6 A Existing number of bedrooms: 1 Proposed number of bedrooms: + Existing on-site parking spaces: 2 On-site parking spaces required: Z- Setbacks Existing: Minimum required: Proposed:_ , ,„ Front: 23' 6 4 Front: 1 01 Front 2 -5 4 Rear: #' Rear: 15' Rear: 5 ' Z- Combined / Combined , Combined . FronUrear: 2 6.6 Fron#rear: 2 5 Front/rear: 26 5 Side: 9 Side: 45' Side: 5' Side: 4' Side: 6,.3' Side: Lot' w /04 *11.w- ce- r Combined , Combined , Combined _ ~ £4,4~ b Sides: ~ Sides: 1).S Sides: t/.6. 42 Cre 0=0'4% 4» remai. Existing nonconformities or encroachments:. 956 -*foo·(.Ke# r u Variations requested: 6gza- Al¥*ift##16717- ¢ A (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) HA EAGUE ARCHITECTS 412 north mill aspen co 81611 t 970 925 2556 f 25 7981 mail@teaguearch.com ZA Standard/Guideline Nonconforming proposed issue Variance/Exemption requested 15' rear setback required under office In response to the established street front 10' rear setback variance. zoning designation. 26.710.180 D.6 pattern, the 5' rear setback required under R-6 zoning is used in the proposal. Sideyard setback of 6' 8" (2/3 the distance An approximate 2' 4" existing Retention of historic setback at west wall of the front yard setback of 10'). encroachment remains in order to projection. 26.575.040 C and 26.710.040 D.5 preserve location of original house. Garages shall be accessed from an alley if Proposed garage is accessed from 3rd Allowance to maintain historic orientation one exists. 26.410.040 C.1 street. of 3rd street garage access. Engineering department prefers public Proposed driveway crosses R.O.W. Endorsement to continue using historic right of way to remain clear for pedestrian portion of the public right as driveway use. access. Engineering department prefers that In keeping with the neighborhood Permission to maintain historic use of driveways be paved. character, driveway may not necessarily gravel or other traditional material as be paved. driveway surface. If dwelling can be accessed from an alley, By orienting the garage toward 3rd street, 500 square foot F.A.R. bonus garages shall be excluded from floor area we forego the opportunity to subtract 278 calculations up to 250 square feet only if it sq.ft. of the garage from the F.A.R. is located on said alley. 26.575.020 A.3 calculation. HARRY TEAGUE ARCH ITECTS 412 north m111 aspen co 81611 t 970 925 2556 f 970 925 7981 mail@teaguearch.com 332 West Main Conceptual Review Application Attachment 4 Written Description of Proposal This proposal is for a renovation and addition to the residence at 332 West Main, Aspen, Colorado. The existing structure, built in 1888 as a single-family residence, then undergoing two subsequent additions, has come to be primarily used as office space today. Including an attached dwelling with separate entrance, the floor area of the existing building is 3,261 square feet, as stated in the HPC records. The original structure was two full stories, plus a small basement and an attic space. The new residence is to consist of 4 bedrooms and an F.A.R. of 3,084 square feet. This number includes the total area of the garage, on account of the fact that it is accessed from the street rather than from the alley and therefore does not qualify for the F.A.R. reduction. The first addition, done shortly after the original house, is not insensitive to the original house in that it follows the old slope of the roof at the rear. The second more recent addition diverges from the architectural character of the original in terms of scale, massing, detailing, and proportions. Accordingly, the owner proposes to demolish the latter addition, conserving and renovating, and then adding to the historic building. After demolition of the addition and porch, the portion to remain is to be lifted sufficiently to excavate for and build a basement beneath, then lowered to its original position. The porch will have been carefully measured, documented, and, to the degree feasible, portions of it preserved. It will then be reconstructed as it was originally. The primary mass of the addition is to be a two-story volume with garage at ground level and bedroom/bathroom above. The rest of the addition consists of bedroom, entry area, and mudroom at ground level with a narrow linking element above, flanked on either side by roof decks. This response serves to clarify and enhance the identity of the original design by providing a simple extension of the street level fa~ade while allowing the original roof form to read clearly in the forefront. The remodel will restore the integrity of the original Shingle Style residence. In addition to returning it to its original function, the proposed design responds sensitively to the original form's scale and proportions, and respects traditional patterns such as that of carriage houses addressing the street. The intention is to create a balance of continuity and distinction such that the span of time between the old and the new is not necessarily obvious, but becomes apparent with more careful consideration. For example, the detailing of the addition does not attempt to recreate that of the historic building, but rather to complement it. There is to be a similarity in use of materials between the old 0 and the new, with minimal, contemporary details that offer an expression of individual identities of each era. The intention is to provide a contemporary and harmonious addition to a unique and valuable historic resource in our community. 0 0 HARRY TEAGUE ARCHITECTS 412 north m111 aspen co 81611 t 970 925 2556 f 970 925 7981 mail@teaguearch.com 513 W. Smuggler Conceptual Review Application Responses to Attachment 4 0 17€25 ~0047'4rvid DEFCA F>-rz....(~ Additional material to be presented at review: - site model - computer simulation of streetscape r 0 HARRY TEAGUE --27 t,-.*Jut:9'J t--42%224Mf_y „ ~l *84~- - f -- *~F '- f ~ ARCHITECTS 1 ./ 4.....+ A-E~CO.. ~~-™ - -c~ 1 82# .V Al#M' IMpe 0 r. 991 '4 lil ..lil.iaf(90-e Corn- WO,maso, 1 0 1=AR. Gelf:41 'y 111.7 1 1:m a,1.fiL<q j '4~. rf*ex • i f~1-2-»n - Ly 00*~s©~ »or--/tf--~*f~ttff ««'~~ l LIU 11-1 ;L --=41 ~ L#unh,1 Ar·,-4.--7 f- v« 00=9 - Iii bli¢jip= 1 11 LEel e·-e-·.-1- atk%4' -1 j<M.-41 1 1 /,# ~:=ta\*4·,j% ~ ~3ItJL~~ ~*~ l f-~ I /:--- 1«2 b©t».13 40 1 « 1 4- eg-EL.21h-- NEDC--=-*TY, /&2/37 ~ ) 1 / @ 1 Date - ..15.00 HPI 4*71»4 ~ ..1 1. t. - «.LI ©37% /* (17.-- ....=» 0012 d op Or.-Br JAL l *44*-4, m).1 ftil)p r-;; L /0 &&7 4.-- P ..ex . -*.. J «.1=J f# vicinity map f:immu:11'- 18• . 1. - LL ---*4 JA:1 :~ ·D , . i.:+- HPC-1 30Na 31:I SlvEIS 0 00'NadSV '01 HARRY TEAGUE Existing Conditions Map ARCHITECTS Lot K and the west 15 feet of Lot L, Block 44 412 N MILL ST, ASPEN, CO 81611 970 925 2556 fal 925 7981 mall/t"gwrch.com City and Townsite of Aspen 6 Pitkin County, Colorado i ! (13, mos j 32 i'' /'''' ~~13·Uj}·4 . t. -1-*-/ 10 , Consultant Information I .G . 3/. 2, ;f¥<i.#64#0/'/~' 2 -. - 0 7 lock 44 9963 3 r:ses Itt ' ------ l 4 +7 44 99 16 - ' ji----A- c'~ ~ le i JV,·n<fo:$·, . 2 4 1.:t; In'. \·flt; rfe *?\ . 2 '93&1 i. A -- /4.f , 0 - ~1~11~ Ele. :r- f . 81@3h - 2 11 2 - # 92 i :. - -? ; 0 , L....6 anti Nkxies· & i 10 A 9 0 rk" illill'll'll'll'llill'll'llilligi j 1 . ~ ©.. 1.,U m 1 ' f»s S ... 0.,We 1 21 41 -- 1 1 -1, : - I #' I ~ .... ~ I. ~ I. U. , C~g 1,61 ' ,p -,g 1- 4 r .,0/4.3 i - f p.r·rs 81% . 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Z J -- - . i.- .' --4- *.. - -Ir--1- --/412= .=- -- -- - - . 12-47331:€40 =PEEZE:-E - 1-~~ 1...- 1 -2- - - - - .4-- - I ._2283-- - N '4••-- -- - - ---' - I ------ra - 81/ I -- 21*%4 f - - --- - =*4*,421 - -.-- 4.--«- - -4 .= - not to scale - i ... - main street elevation looking south H PC-3 13381 00480100 HARRY TEAGUE m m 25. fu 925 7901 ARCHITECTS 412 NMILLST. ASPEN, CO 81611 1 =il@ t-gu-rch com alley 101 0 prope# Ine , line of rear setback (5) Mding dnmay existing car port 1 [~1 cj Consultant Inforrnatlon to be removed new concrete driveway propased two I , stor'yaddition ' I 1 ' 11 1 1 dmons lo te ren,oved ~ ' | -: : I ' i 1 1 iii $.t:-2-iv<R:FT#43,9..52 - i 07*167 W W»<V V-7 1-- I-· v /6 , ITR®*-04*92 i , i 1 1 1 , I I *2.-5'...44---904:i ' 1 1,,1,1 ~ [1-ftit:jas·19:.>:.st,yte.3 1 1/*...4*& %* 1 (11 . R O.E..1-".4--32)St€22>Nit4 0:·~<i-ii* E 'Cl ...... (1} I $##.**B*.:.*..: b..r:. 1/ .C 17<,0.-,~,1,2.·*-*ebrid/EBAL#·dBY J.. .... £*2Ea *41*P 1 . I. S ·.. 0- 2- 18 *11§80.- <> ii * 6 : ./.*##4$ I d ~345·:·P.?29' 1 - m©65>24004-32 1 1 , -g 1 Ck & / 6 -O«p e. hk~· .- V. : 1- e. l> <> '2- ·00 0. l> 906 l> l> *< 1 1 1 1 . 1 ...40 WEE %1413§393»EN ;1 1 1 1 Luao 1 1 1 i 31-/.0/%1741.3>b,r.Fil:~ I OCEE 11 .0.,>*,).**-:&:....... 9: 1 t.............4 1 0 000< ti·::i~ i m existing porch existing porch YJan..1...4 1 Jm 1 f:·imi:X : ! ¢MENE O - ':C 1 1 0 <4, 1 1 1 88*·2·i·> , I ti 1 . line of front setback (101 | *~237 1 i line of front setback (10) 1 1 1 :4224%21 concrete sidewalk ~fij}» 4 1% fit::6:.~: S ........:<):<:I:: :)·Ri<:·:\ concrete sidewalk 4%%~·.:·i·.:.·.t~ ....... 42...3....* ........j 0:1€i.Et.·:·~>~1 e............/ Date Issue §9* i{ *:.: f i.* :: ; i.,3 U~·:tt@%i;y 11.15.00 HPC -94/v- .IVWV- li·'li<li <li'l ~.F.~.3~.F.i# nlain street .b .........tt-2 main street -.2/ B B \4* 0 Prolect Number: 0012 existing site plan proposed site plan Drawn By: JAL site plan comparative 1/8' = 11-0• HPC-4 CS) 110eq~~ apis Jo al~·.· .*.* 31=Ils Ine ofs,de setback (6.8) 9 + 1 HARRY N UFFV' 1, 2 :: i Wip: 4:. A ~~:72.%:·"UL ' TEAGUE 1. 5: 1: ARCHITECTS /0 1 1 b............................. 4 r . 412 N MILL ST ASPEN. CO 81611 1 970 925 2556 Fax 925 7981 I + -114)t~guearch.corn 1 1,9 1: , L H 4--tek-------·-i-»,eak.-e.--*1«t 94 6:6.:·1 J 1 : ,1* 7: 3 · I. /5/% f /30*':6 1*Ii*99 Consultant Information Xftt2:.~-:--- ~~ alley propertY line 1.1.1 ' ine of m *k ..: C:..: .. 2 ::;:::. 4;El: 1 A 02 IIWI :--------------71:·44.44: 1 t...1 1.140 , ~DIT~N -L- 0 HISTORIC | t I Z 0 . a. 1 1 1-- . E ° : It I +I 7 1 -1 t. i r / 0 I 1 r E 11 .E. .. r 1 r E : d 1 r . LU ' v 1 fl I - 1 11 1 i 4 lil- 11 . ta: 1 1 -': -g ' 0 + 1 13 · 1 r ' 4 <I :4: 1 1 \1 , W.=17.k.~ 1 , ..' i:;::;:1 : I:,1 '. ..... t •.l. . " 0%28 i:-- --- -----49/ 7 HAM:d~ J 4 7.,, J ~1 «-.....i}-FRA Pl...... 1 . PNE€-1 1 \1 . - i ·/ i Date Issue i ·· 11.15.00 HPC e 1 1 1 •1, Gl '4~4. :. :.::. :. :' ....::D, line of front setback i ,--mT'7"7--•-7 /7:fri ~: t::t: 04-3 £·i·.:·i·:?I·:~I·ti<{i<:RA Prolect Number: 0012 I Drawn By: JAL 4/ W :A /N:t:::Jfx proposed roof plan 4:.2,5...:tt:..t:l 1/8' = 1'-0' HPC-5 main street 6 Lf 4.7 V „ 133131 1SBAA~ IL> 1 1 10.3 0..../ HI 07- Pll -3 -2 third street #t C 1/ 11 If ~ 11 J - -- (/1 --1 N 14d 50' 49" E I ' f C ll/ 100.00' ~ R N O< ) 1 4 .--, ................ V ine of side setback / n L C) / 11 1 4 1 / 14 4*i- 1 A k _> - ,4 , IM concrete walk a 8 J Z i 31 , R ~ L 9 „····· 2 1 I : em ~ -3 2 :a - / - 3----i-<-u-r-=U' Ig ! Eli j r 9% N. 4 REI l • r-ir- IF ..... F-- J,L 441 4 i. 4 -412=1 a.1 , j 1 \ line of side setback 4 1 ... j 1 1 S 14d 50 49" W ~ / 100 00' %11 /111 0 1 - C ' 51 5 R M *1 M. p 9 1 LED.y)=191 11 1,221 i L= :.2==-D ~ 13 1 ' ¤9 conne¢b. ha&ay [ i a~na~N.,1 1 J a = i ». 1-4 I . P EL ¢ O ~ -1 ---2-11 - L. r-, Ill: 1 L 0004 f U, 0 = 3 i. 0 21 0 5. 11 8 SEALS RESIDENCE I : I 332 WEST MAIN STREET J " 8 :i 0 S ASPEN, COLORADO N ueld leAel Jeddn L ueld laAel puno]6 ueld leAel JeAAol mela room •0e~eM i Xe./AUD /1330/03 main street I mudroo ¢~se~ line of front setbacki parking space HISTORIC ADDITION 9-OdH HARRY TEAGUE ARCHITECTS 412 N MILL ST. ASPEN. CO 81611 970 925 2556 fax 925 7981 " j--hc- 1 - r-7-7=====4 ,-V, A 1 - Ap.0..nal€Ei.cry.nitti M 229'411'~Ant;tof;**2414 Al- Consultant Information I. . % - .2-------=====.1 g; g=; 1 111 . ..xEE~ 8 BEEEM 109.-~or f.sned.le: 1 1 1 - I ~ EEBEE[-1~:= M Mil-=== 1 11 11 ESE= 1 . »=20 9. M Ef il - -- - SEEEBE B M NEEE1 1/' EE:E -1 1 1 - 1 11 1 1 . ----32.lt'.E.EI-_______4 - I 1.6-0 11,1 1 1 7~+ east elevation north elevation 1 +4 .AW':9*2*EHEi W'.---,v€i. 7 *tr---------ic - 4* +64AO•*4644*6•6664.46**6*A;,R At I / lilli : Filri___ ¤1 ~5=W . .lu:AL 3,%~~//~~~/~A · _ . fyf*¥*P¥99¥ft.A f b · 9% ·r-r·r¥1-·r-r ~: . -- **9*: 21 - 49¥¥3¢131.INT?1• -* -. - --- #* M bollo =r= -: -Il : _t = 1 1=- -- ' 'I' 7 t-~%~a/+ 1 - Date Issue south elevation west elevation - Project Number. 0012 Drawn By: JAL exterior elevations 1/8- = 1'-0' 1 H PC-7 30NNa S38 Sl¥3S 33~SWPEESNT Rn RSTARDEO HARRY TEAGUE 9 .MA: ARCHITECTS LIN' -1 - r 17-t:'*-T L -4 -- ~ _ 412 N U ST ASPEN, CO 01011 970 925 2558 fu 925 7981 1 - ' SHINGLE SIDING TO BE REPAINTED/ . nnall' t.agul'ch.com REPLACED WHERE NECESSARY. ,- 1 7 1 # 9'EAK) c- -I: m. A *. - Fil -liz<.233 '119. - - )/.34% ~ -0----2- 1 * 1 N - - 0. 1 :- 'r t I f,/p I. 8% X'*40.~.... r *-Kpi Consultant Information El \ ~,199.0 4 71942~0 4 .1-1 - I -_- _ol 1 BRICK CHIMNEY TO BE RESTORED ~ AND PRESERVED ABOVE ROOF; \ JOINTS TO BE REPOINTED. z DETERIORATED EAVE AND .9= -r- " ",+ *. * ROOF CONDITIONS ' j.4 TO BE REMEDIED. .- \ ..1 ..'.-. 14 - *.2 €" 1 imy??71/Mi,1*24251.01371.7,'. 2 -I i,liwillip 1 -61 + 14-#:f LU I - *11./.r - 1- , A- ./... .-. 49Um.11 1 i«.9, trit :1;1.- 1 -4: ORIGINAL DETAILS C) * *~ TO BE PRESERVED . f ..irMIZe Z - . 1 I : Il ' : : ; :1; $ f i · [fl i 1 1 i - - £1?,7 ,•.l,· M/milm'/lam/,Im .2- .24/Fl....4-11///il 1 94 U.1 EXISTING CONDITION --VIEW FROM MAIN STREET -,0, -I. ORIGINAL EXPRESSION OF STRUCTURE TO BE REPLICATED; GLASS INFILL TO il--$-Il.¥ 1 - FOLLOW ORIGINAL FRAMING SCHEME ~ 1. W Z .. Ul 1,~ .~i ~~~ AND RECONSTRUCTED. a: -- .. PORCH TO BE DEMOLISHED-·---·~ ---1~1-~~ fi»7 . t : - IJM 1 ..... ..1 . 6 1,1.1 - - . -e: -.. -- 16*- U) m. i- . .........,-1 ly'l./. -*UTILTTIES TO BE RESITUATED I-U, - NEAR NEW MECHANICAU -Ul'Ullia'IM, 1 . 1./.Lial*.4.7.....Si/ ELECTRICAL ROOM. ............g... .1 1 0 *9~SS*o. , ~ c ~1*,5- MI'llint frn¥ /m. BRACKETS TO BE RETAINED. Al i i vilf-IB i FENCING TO BE RESTORED OR REMOVED- 1,-1-*· 11\\ Date Issue 11/15/00 HPC -- - + i,~62~ 1 - 1/ 1 2 n . ... 1 - , ,¥2---7 1 12 -1-1-2:~. C 1-- Prolect Number: 0012 -¥-/:•'••: : 0 BASE TRIM TO BE RESTORED. ~~0 ~~~~h....2 - - 1111111!ijiti,„:,..;.. Drawn By: HTA ~ MORE APPROPRIATE AND DURABLE STEPS TO HISTORIC CONDITION -VIEW FROM MAIN STREET 3112*jia ----2 -- ..2 REPLACE EXISTING PAINTED ---&- 2--9-- VI...bdul -- WOOD STAIR. Restoration RWEE-1 - .-83. -tih#*~.9':'- No scale 1 H PC-8 13381 IN 1SBM 00980-100 'Nad HARRY - -- -iffi'*- ;lt FLII:11/ :MT TEAGUE 1 7 -k~ t %. ARCHITECTS i.. mt€0+ I. . -£1/ 970 925 2558 fax 925 7981 412 NMILL ST. ASPEN, CO .1611 . i. t.,• mallet~agu-rch com './*.It' ZO- I. I 1' ~ .i*..unt:.,: ·1* 1 %68 2*ki ~523(Ji 1/ a~ -i 9 k;12' i *Ir, 5 /2 al ·,·ili/,1, ' i'/1/"119/.2/*Ir.i,/.d/&&'"/fe..r. -7p.dilip..N./. IL-46 :Bil qiEpilliwlegi A tjil - -=-- -,TWI-Z} - 11( 1:.!4 -d· r--u/4/'MI'laul/59:/1 . . ~ I< 9 ./.a-,111,1.142- - Im......./........ Consultant Information , ---2~4 42 17= lit¥ d --- 4th&Francis 4th&Francis 2nd street 201 north 1 st street . 4 0., 1 mt .lit 1 - .---- 1 ~.24.1 2* 1 1.3.~ , ....v 5 iMII ....r~4£,17 r E~ 41 N , pB .-4, -32 .........c:•.la-=----£-.r - , 9.k .4 -- -fl¥-1.Vi .k .8 , 1 V bkW~*21 + I.,~ - -# #~ O d.-'081& 49. 2 1.\ 9 .....1,1921 3~ 0 ..ApiLI~ - *1131&. 18 -t-. -CC * 101 CD -9 .. 1 -£. .,@m 1-~ . I. 1.- 1 -1-4,$9-:1~ .,4 1:024 Pt:0~ , 1-LI28 / . f.*63 ZiN"*59:7 # il/t*ti . t., 4, OD la KI , 1- - -- - - 1 I. - *...ri# Ing< - ..pilip P.L...A I.....-I.-I-I.-- 2 ...... 1,- ------il---i3*- -100 '* UJ West elevation of existing condition with adjacent carriage house view down 3rd street with proposed addition U) 1 --144* 74.CL-1 1.-5,97 47. 1~gla~ g a~.4 Zi J 4. A .t-·:?*.:$~ .".T - I. Alb./.i·'ta·C. + p, -*, ..h.,1 . ..4 .1 1 , - £92 1 I.39?Ge. .0 I . , 1.6 .. 1 ~ 2 .04 4 , ..51% 1 4//9146/&.imL .WI t.. . Date Issue O 11 - 5-9 .-/F.......& - 11.15.00 HPC 43 Jliall, E -4 r. 1- ... 4\~N ; /Lt:it I , , -1- 9/"IN'". 4/bri. i lili.lili -- 4 N m. , 3- * Prolect Number. 0012 --2=5 , Drawn By: HTA . ==11 ..:.4-U-(,!1~02+ - 1 =~ garage -4-2/2 - 11 . 11 7*-= 3~~ precedents - - ----- ~ - ...0-6 1/8' = 1'4 200 north 3rd street 604 west main street 202 north 1st street 333 west bleeker street H PC-9 30N3G 133W1S NI