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HomeMy WebLinkAboutLand Use Case.HP.605 W Bleeker St.0011.2013.AHPC moo THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0011.2013.AHPC PARCEL ID NUMBERS 2735 124 87001 PROJECTS ADDRESS 605 W BLEEKER, ASPEN, CO 81611 PLANNER JUSTIN BARKER,AMY GUTHRIE CASE DESCRIPTION MAJOR HISTORIC DEV REPRESENTATIVE POSS ARCHITECTURE +PLANNING DATE OF FINAL ACTION 05/14/2013 CLOSED BY ANGELA SCOREY ON: 9/26/13 Fie Edit Record Navigate Form Reports Format Tab Help __.. _....... _.... '.. ,., •W r >._ :. ? _ a Jump l %' e: '' x8 _.__......_....,......_.... g Ma Custom Fields Routing Status Fee Summary Actions Routing H story or .... .... x Permit type Aspen Historic Land Use Permit 0 0011 2013 AHPC _. Address 605WBLEEKER Apt/Suite . Z City ASPEN State CO Zip 81611 Permit Information '.. Master permit Routing queue;aslu07 Applied 03128/2013 __._.._. Project Status:pending Approved' ____._..V..... Description APPLICATION FOR FINAL REVIEW Issued' Closed/Fina T Submitted RYAN FOR KEITH 9254755 Clock Running Days 5!, Expires 03123/2014 Submitted via' Owner Last name 605WBLEEKER LLC First name DAVIDROTH 201 N MILL ST _. ASPEN CO 81611 Phone [ ) Address Applicant Owner is applicant? El Cordractor is appicant? Last name FOSS BILL&ASSOC Fist name 605 E MAIN ST ASPEN CO 81611 Phone 19701325-4755 Cusk 1<'J 7222 Address Lender _ ............. Last name-'. _ -! First name Phone I ) ._ _......_.._ Address: _ AspenGold5(servefj jack ek of I of 1 Enter the permit type code PA IF 1) File Edd Record Navigate Form Reports Format Tab Help Jump J Main Custom Fields Routing Status Fee Summaiy Actions Routeg History c " o 1.Permit type ahpc :Aspen Historic Land tJse Permit#00112013 AHPIC Address 605W BLEEKER Apt/Su6e o g City ASPEN Stale CO Z� 81611 Permit Information __................ ..,, .....__. --- t Master perrrd Routing queue;aslu07 Applied 03/28/2013 Z d Rged Status;pending .. Approved . ....... , 1 ___ _......_.. _ .......r ---- .........__. Description APPLICATION FOR FINAL REVIEW FEES ALREADY PAID Issued 0035.2012.AHPC =- I¢ ! :Closed/Final! ...__....--- .._._.._.. ___ ..-- Smbrni#ed RYAN FOR KEITH 9254755 Clock!Running Days O! Expires 03/23/2014 Submitted via ....__- i Owner __. _... __... _..... __ Lastname 605WBLEEKER LLC First name DAVID ROTH !201 N MILL ST - -- ASPEN CO 81611 I r Phone l ] Address a Applicant Owner is applicant? E.Contractor is appkcard? Last name POSS,BILL&ASSOC ! First name 605E MAINS T ASPEN CO 81611 Pte (970)925-4755 'Cult#17222 Address': Last name ! Fist name !€ Phone!!I 1 - ._. _. Address' AsperGold5(servea) lackiek 1 of 1 `Z'L awls 40507 Check Date: 3/31/2013 Invoice Number Date Voucher Amount Discounts Previous Pay Net Amount 03/20/13/22024.00 3/20/2013 10051312 11950.00 1,950.00 CITY OF ASPEN TOTAL 1,950.00 1,950.00 9118-BPA Checking 1 CITYOFASPE APR ) 2 0 d3 UTY OF ASPEN CUMM.➢LAITY DEVELOPMENT DEVELOPMENT ORDER of the City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. 605 W Bleeker,LLC c/o 201 N. Mill Street Aspen CO 81611 Property Owner's Name, Mailing Address 605 W. Bleeker Street, Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen, Colorado. Parcel ID #2735-124-87-001 Legal Description and Street Address of Subject Property The applicant received Final Major Development approval to demolish and replace an existing rear addition, and received approval for sideyard setback variances. Written Description of the Site Specific Plan and/or Attachment Describing Plan HPC granted approval with conditions via Resolution#16, Series of 2013 on April 24, 2013. Land Use Approval(s) Received and Dates(Attach Final Ordinances or Resolutions) May 23 2013 Effective Date of Development Order(Same as date of publication of notice of approval.) May 23 2016 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 14th day of May, 2013, by the City of Aspen Community Development Director. Chris Bendon, Community Development Director MEMORANDUM TO: Mayor Ireland and Aspen City Council FROM: Amy Guthrie, Historic Preservation Officer RE: Notice of HPC approval of Conceptual Major Development and Setback Variances for 605 W. Bleeker, HPC Resolution #6, Series of 2013 MEETING DATE: May 13, 2013 BACKGROUND: On March 13, 2013, the Historic Preservation Commission (HPC) approved Conceptual Major Development Review and Setback Variances for a project at 605 W. Bleeker Street. The approval is to remove and replace, in a similar form, an addition that was made to the miner's cottage on the subject site in 1999. The new addition meets the HPC guidelines in terms of providing a one story transition between new and old construction, and creating similar proportions and roof forms. The two story aspect of the project is located along the alley in a carriage house like layout. HPC granted sideyard setback variances to re-use the foundation walls from the 1999 project, which also received variances at that time. HPC required a few aspects of the Conceptual proposal to be restudied for Final. They objected to the addition of a porch on the miner's cottage because there was not one present historically. They asked for an upper floor deck on the new addition to be well screened from the street. They asked for a slightly longer one story connector element between the new and old building, and they asked for a restudy of an upper floor staircase element. Planning staff recommended approval of the project, and HPC passed their resolution by a vote of 3-2. A copy of the approved massing is attached as Exhibit A. The HPC Resolution and Minutes are attached as Exhibits B and C, respectively. In processing this application, Planning Staff made an error and did not provide Council with a Call-up notice immediately following the Conceptual approval. The error was not realized until right before the HPC Final review meeting was held. HPC proceeded with Final review. They found that the applicant had addressed all their concerns and conditioned their Final approval on completion of the Call-up review. PROCEDURE: This is not a public hearing and no staff or applicant presentation will be made at the May 13th Council meeting. If you have any questions about the project, please contact the staff planner, Amy Guthrie, 429-2758 or amy.guthrie @cityofaspen.com. Pursuant to Section 26.412.040(B), notification of this HPC approval must be placed on City Council's agenda within 30 days. City Council has the option of exercising the Call Up provisions outlined in Section 26.412.040(B) within 15 days of notification on the regular agenda. For this application, City Council may vote to Call Up the project at their May 13th or May 28th meeting. If City Council does not exercise the Call Up provision, the HPC Resolution shall stand, and the applicant will move forward through building permit review. ATTACHMENTS: Exhibit A: Conceptual Design Exhibit B: Final Design Exhibit C: HPC Resolution#6, Series of 2013 Exhibit D: HPC minutes from March 13, 2013 1 ^R v C Pjj Jy,,,w:, a "Y.- ,1J/ vP •- 1 •'1+ N�. • ' <..r... �.► " w Y}� � 1 Ia-l 1 1 r (1�11��L+'? �`!I� ,�s r `�'`•' '�� n a.....'ti:\:P �`re�. cm 1 � ��. t ti 1' LIZ W- MA ,,�� _,. f�^I ,I I Vii= �' .,�., �>,��, I 1';,, •.,t, • m r .4 N I 1119 W .: ,;rte �.�, �� • D 1 p e 8 %'' jr I ;� MINf f. •-' '�A�'1�'-,x ""'>m°; �` �.raae-.snr°�3. �, °ti • . a t1 jy" j..ra I*: `T\� <yam'- �6d►",�� ,�7," � a � y F 9 I ����i m��'d �x � :� 7���' r •�[rAr !'3. 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F '�' I I1 I�i�'•I II I11� r,��.'.�!'.. .4�j ` i SR'`�� $.°n ".,_. :.� t.: >� .a � I � II l�la��ll iil IIIL� ��ul, v t � 'I b• �'�P 1 •.I u f P 41 � {ll til.`l A• T�N' 1 5 I t� . y't 1n > �111III r, t '"` ` s�"+�, tom`''';•;p,,` ,b�;:1 "�'. � "� 1 AX : r.: ,� T.O.PARAPET®2012 NEW ADDITION +126.3* f � 3 s - '-r•� .tea � - ca- Ty��°, :. -,At, � \ ' 'r` T.O..RIDGE®HISTORIC HOUS +138.00 -----I -- ------- r3 a S ' l y � T_D.RIDGE®HISTORIC HOUS� e 1 I s T.O.FINISH FLOOR®MAIN LEYEL -- _—_—_—_—_—_—_—_—_—_-- +lOD.00 2 PROPOSED WEST ELEVATION F I I I I _ { iI ii 1 r i 0s, mlp w, _�.<. �. ��•� __._._ ,�. �`�zY=. __.:-_.��" .:;_ ._:''�_....�v. °� ^�z,..,�� s .:��; _ � �>.' �.z� �"��; ;.�.a��F'� ,t.��� �"",s a r;,• 1 PROPOSED SITE PLAN i ROTH RESIDENCE REMODEL 605 West Bleeker,Aspen, Colorado 81611 S 605[-M-EFT 66PFX,ffll6X6006,6,1 HPC CONCEPTUAL DESIGN REVIEW: SITE PLAN a m a�6 i m nfifi t n 6ro i 6m ¢fish imFx ?071"`w.,r'n;a�o,',.v1pc,n. February 15,2013 )' ' rein v 1 • 1 IY d t Al� 1V w t 1 � r rt a�~ IJ��llll�Il�l t aaw It F fill I Iw/ 11 l' ���j lMbf 4� Ull �TT! � l s fa-�6,�►,.. }}}111 � .� � 7 '} it 1 '�. +! �4 u• ^q l 4'a ,ro,�. l 7 t` � Y;,} b�.,a 1....- - 1'n . "— OArSUT � � �p, ... RE 6 - iT di RM t 4 p 1 �A Y"T�ydkhV •4 + J4� @@ ie � �qyj jaYgC 1 '� "jpPj¢�. Ica ✓, 4r f Y rt -. �Y � �.�� � Y �.�¢d Al ,�';•. RECEPTION#: 597903, 03/21/2013 at �1 l 11:25:44 AM, 1 OF 2, R $16.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION(HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 605 W. BLEEKER STREET, LOT A,SMALL AND LARGE FRIES SUBDIVISION,BLOCK 24, COUNTY OF PITKIN,STATE OF COLORADO RESOLUTION #6, SERIES OF 2013 PARCEL ID: 2735-124-44-003 WHEREAS, the applicant, 605 W. Bleeker LLC, represented by Poss Architecture and Planning, requested HPC Conceptual Major Development and Variance approval for the property located at 605 W. Bleeker Street, Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;"and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing .to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS,the HPC may approve setback variances according to Section 26.415.110.C.La, Variances. In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, Justin Barker, in his staff report to HPC dated March 13, 2013, performed an analysis of the application based on the standards and recommended approval with conditions; and WHEREAS, at their regular meeting on March 13, 2013, the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of 3 to 2. 605 W. Bleeker HPC Resolution#6, Series of 2013 Page 1 of 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 13, 2013 MOTION: Jay made the motion to approve the project as proposed, approving height, mass and scale, demolition, cash in lieu and the representation that the fire, utilities etc. is as represented. Motion fails for lack of a second. MOTION: Patrick move to continue the application and restudy the roof form only. Motion fails for lack of a second. MOTION: Ann moved to continue 110 W. Main to April 24th to restudy height, scale, mass and proportion; motion second by Patrick. Motion carried 3-1. Vote: Patrick, yes; Jay, no; Nora, yes; Ann, yes. 605 E. Bleeker— Conceptual Major Development and Setback Variances— Public Hearing Debbie said the public notice is in order and the applicant can proceed. Affidavit of posting Exhibit I Willis was seated. Justin said currently on the site there is an historic miners cottage along with a non-historic 1999 rear two story addition between the two. The applicant would like to remodel that rear addition and the connecting element as well as renovation the interior of the historic building and adding a front porch to the historic building. The non-historic addition had received variance approvals for the side and rear yard setbacks. The proposal is looking to reuse the same foundations from that rear addition so they need the variances re-approved for this project. Staff is recommending those be reapproved. On the rear addition the massing is similar to what exists and the dimensions will be the same. They are proposing a gabled roof. The height would increase by 2'3" inches for the new addition but within the height limitations for the district. On the connection element the dimensions are less than the ten feet minimum that is required by the guidelines. This is mainly due to a glass enclosed staircase that juts off the addition and down on top of the connector. Staff feels that this is still achieving the intent of the guideline. Also for the connector there is a private patio proposed on top of the connecting element and most of the mass will be on the west side and hidden from view from the street but there is a portion that will be visible. Staff is recommending that the size of the patio be reduced so that it is completely hidden. The connector should only be used as access to the 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 13, 2013 patio. There is no evidence that a porch ever existed. When the addition was done in 1999 there was a condition that no elements be added to the historic house that didn't previously exist. HPC needs to decide if they want to stick with the original condition or go with the guidelines which suggest adding a porch. If a porch is added staff recommends a variance from the residential design guideline to be less than six feet in depth. Overall staff is recommending approval with the following conditions: That the original setbacks are granted and approved. Remove the proposed porch from the front. If HPC approves the porch a variance is be granted from the required 6 feet. Removal of the non-historic shutters. The previous variances granted were a 2.3 foot west side yard. They are providing 2.7. A 3 foot variance for the light well that is on the west side of the property. On the east side yard there is a one foot reduction. Keith Howell, architect Kim Weil, Poss Architects The context is mostly single family houses and one large hotel on the corner of Main and 5`h Street. The house is noted as a Harold Ross house. In 1888 it was a single gabled structure and in 1890 a cross gable was added which is a separate building. In 1952 a third building was purchased and then added to the property and in 1983 Guss Hallam did a remodel and added a back porch. He also added a 2 x 6 framing around the house. In 1999 the house was renovated and picked up and moved to a different part of the site when an historic lot split was done on the property. There are numerous large pine and aspen trees on the site. We feel the carriage house design is not historically accurate. It loses the clarity of what is historic over time. To the house we would like to use a similar form to the addition but contrast the materials between old and new to clearly show what is original and what has been added to the property. In the basement there are bedrooms and a media room and we are keeping the same layout. In the main level the back wall was lost in the 1999 addition. We are basically opening up the main level _ _ with a big kitchen/dining area. We are enlarging the garage and adding a mud room and moving the office from the upper level to the main level. On the upper level we are moving t he office and replacing it with a master bedroom. On the upper level there is a connection to the deck. On the roof level we are taking away the shed roof that was the connector between the original house and the new addition. We are replacing that with a flat roof to better define the separation between the two elements. We are creating a glass gasket to separate the old from new. The existing house has been 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 13, 2013 added onto three times. We are proposing to add a porch to bring the house back to look more historic of its time period. The guidelines encourage porches. The current massing to the ridge is 26.3 and we are 3'3 1/2" under the current height limit for this zone district. Ann said it is 2.3 feet higher than existing. Chairperson, Ann Mullins opened the public comment section of the agenda item. Georgia Hanson; Aspen Historical Society said we have had a lot of - - - - construction on Bleeker for months at a time. We have not been able to get people into the museum without climbing around trucks etc. This summer we are celebrating out 501h and we have a big event going on in July. We need to maintain the neighborhood serenity while the event is going on. Exhibit II — 605 W. Bleeker—neighbor—They are concerned that the height of 2'3" is going to block their views to Aspen Mountain from their property so they had their architect draw up a few images of what it might look like which was attached. Chairperson, Ann Mullins closed the public comment section of the agenda item. Issues: Porch Mass scale height proportion Any previous variance approvals Ann said there wasn't a porch there and I wouldn't put one on so you don't have to deal with the residential design guidelines. This is a great project changing it from a carriage house to what it actually is. The only thing that bothers me is the staircase. If the connector is 8 feet that is fine but-once you put that on top of it the way it is designed now it looks a little bit disjointed and it defeats the purpose of having a connector. Jay said the staircase and gasket concern me. I am concerned about the light pollution. I get the entire reason for the light in the stairwell but you are drawing attention to that. I am opposed to the porch because it didn't exist. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 13, 2013 Nora said the connector overpowers the historic resource. Patrick also agreed that the porch is not appropriate. The staircase and gasket are a concern. I also feel the patio size should be reduced and completely hidden. Willis said the scope of the project is well done and well presented. I don't disagree with the porch and can approve the variances. I have no issue with the height. 7'6" is about as low as you can-go. I do not feel it our purview to analyze the light spread and it is only going back into the body of the site plan. It doesn't really go to the street. The connector is fine and there might be some opportunity to adjust the setback of the stairwell. It is great that the shutters are coming off. All in all it looks like a cool project. Amy pointed out that this is mass and scale and you are not approving materials. Ann said the mass of the stairwell enclosure detracts. Jay said the side porch and the walkway to the side door to the street is confusing. You have two sidewalks that go to the street. In the spirit of preservation I would ask you to remove the sidewalk on the side yard so we have a more distinct look of the house from the front. My concern is the size of the stairwell and how it takes away from the connector. The gasket is confusing because you have two different materials. Ann asked if they were proposing a hot tub on top of the connector. Keith said the current iteration has a hot tub but we believe it will be going away for structural issues. We can move the furniture back behind the ridge. We are at the deck limit and we still have to have a railing for code. We tried to make it as transparent as possible. Kim said he heard that the piece that is the stairway is maybe a little too big but I didn't hear the location was a problem. What if the roof followed the stair. Ann said according to the guidelines you need to define the connector and anything that overhangs is taking away from that. 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 13, 2013 Kim said the front door is on the north side with no cover. It is a difficult situation to get into this house. The snow falls off the roof and piles up in front of the door. Possibly the board can consider that. There is also heat tape on the roof. Because of the trees it doesn't get the early morning sun as it comes around. Keith said in terms of the stair if we can reduce the front face of the stair and make it go back farther from the connector which would make it less present. Nora said she wants to see a connector a connector and not question what it is. MOTION: Patrick moved to continue to April 24th for review of the connector; second by Jay. Vote: Patrick, yes; Jay,yes; Ann, no; Nora, no; Willis, no. Motion failed 3-2. Willis said if you had a minimal connection and the porch could be handled in a contemporary way. MOTION: Nora moved to approve resolution #6 and that the connector be a connector. Stair piece to be restudied. Motion second by Willis. Amy said they could bring in another design for the porch at final. VOTE: Willis, yes; Ann, yes; Nora, yes; Patrick, no; Jay, no. Motion carried 3-2. 612 W. Main Street Worksession — no minute Debbie stated that this is a no binding worksession. The applicant acknowledged that this worksession is non-binding and you can't rely on anything. This meeting is for direction only. MOTION: Ann moved to adjourn; second by Patrick. All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 10 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 605 W. BLEEKER STREET, LOT A,SMALL AND LARGE FRIES SUBDIVISION,BLOCK 24, CITY AND TOWNSITE OF ASPEN,COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #16, SERIES OF 2013 PARCEL ID: 2735-12-4-87-001 WHEREAS, the applicant, 605 W. Bleeker LI.C, represented by Poss Architecture and Planning, requested HPC Final Major Development and Variance approval for the property located at 605 W. Bleeker Street, Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS,the HPC may approve setback variances according to Section 26.415.110.C.La, Variances. In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, Justin Barker, in his staff report to HPC dated April 24, 2013, performed an analysis of the application based on the standards and recommended approval with conditions; and WHEREAS, at their regular meeting on April 24, 2013, the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal consistent.with the review standards and granted approval with conditions by a vote of 4 to 0. RECEPTION#: 599326, 05/08/2013 at 605 W. Bleeker 11:21:19 AM, HPC Resolution #16, Series of 2013 1 OF 3, R $21.00 Doc Code RESOLUTION Page 1 of 3 Janice K.Vos Caudill, Pitkin County, CO NOW,THEREFORE,BE IT RESOLVED: That HPC hereby grants Final Major Development and Variance approval for the property located at 605 W. Bleeker Street with the following conditions: 1. The setbacks granted at Conceptual are reapproved, with a 1.5' extension of the encroachment on the east and west. The setback reductions are: 2.3' west sideyard setback reduction(27 provided) 3' west sideyard setback reduction for lightwell (2' provided) 1' east sideyard setback reduction(4' provided) 3.3' combined sideyard setback reduction(67 provided) 2. Applicant shall submit a fence design, for review and approval by staff and monitor. 3. Applicant shall submit a lighting plan to staff, matching the verbal presentation made at the April 24, 2013 meeting. 4. This approval is not considered final until after the City Council call-up procedure is complete. 5. No porch is approved on the historic house. 6. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3)years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein,within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen(14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Resolution,the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 605 W. Bleeker Street (121 N. Fifth Street),Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen, County of Pitkin, State of Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or 605 W. Bleeker HPC Resolution#16, Series of 2013 Page 2 of 3 the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular me on the 24th day April, 2013. Ja a ster WcLeod, Vice-Chair Ap roved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 605 W. Bleeker HPC Resolution#16, Series of 2013 Page 3 of 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24, 2013 605 W. Bleeker, Final Major Development and Variances— Public Hearing Debbie said the affidavit of posting has been properly provided and the applicant can proceed. Justin Barker said this is a landmark property at the corner of Bleeker and Fifth. An historic cottage exists on the side with a non-historic addition. During conceptual their received approval for side and rear yard variances which need to approved for final as well. One of the conditions from conceptual was to study the stair element and connecting piece to provide a little more space between the historic house and the addition. The applicant removed the mass of the addition 2 '/2 feet south to create more space. The connection is 9 feet long. There are no fences in the photo and the applicant is recommending a metal fence. Staff suggests a wood picket fence similar to what exists there now. Staff recommends that HPC grant final with the following conditions: setbacks that were approved at conceptual be approved with the one foot and 1/2 foot encroachment on the east and west side. Restudy the roof porch roof element to be approved by staff and monitor and submit a full fence design to be approved by staff and monitor. Keith Howie —presented The project is on the corner and in the context are single family houses and a lodge building within a half a block away. The Harold Ross house was built in 1888 and three additions took place over 60 years. In 1983 a sizable remodel was undertaken and there was infill behind the original structure. In 1999 that portion of 1983was taken down and a back piece of the property was put up and infill done. It is on the historic register. We are proposing to keep the original house and reconfigure the back portion that was done in 1999. There are large pine trees on the corner and large pine trees on the site. In 1999 a lot split occurred. Lot B took the majority of the FAR. Lot A is our lot which has a FAR of 2339 and that cannot be increased. The biggest design change is the master bedroom which is on the main level and we want to put the stairs in a different place and put the master bedroom on the second level. We are creating an upper level deck that is tucked under the gable which will be hidden from 5' Street and Bleeker St. We are keeping the roof form of the original house and basically mimicking the original form. We feel the new addition should be clad in a more modern material. At conceptual we were asked to study some elements for final. We elongated the link and have 9 feet between the face of the existing 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24, 2013 historic house and the face of the stair. The garage element has been moved back. The stair enclosure has one side closed off to eliminate light pollution on 5`h Street. A steel canopy is being proposed for the north side of the house which is the entry. We would like some shelter as guests come up to the door. Currently there is no covering at the front door. The second idea would be a porch element. Guideline 5.5 says porches can be constructed that are similar in nature. In the landscape we are proposing to remove four of the pine trees on the corner of West Bleeker and Fifth. Thinning out the trees will preserve the longevity of the other trees and allow us to straighten out the porch at the front of the house. Currently there is a walk and it will be straightened out with a grey granite. The walkway at the side of the house will be removed which was a condition of conceptual. Around the property we are proposing a metal fence. In the memo it is recommended to be a picket fence. We disagree because there was no fence there originally and we would like a fence that is more transparent than a picket fence. We can work the fence design out with the monitor. For the materials of the building the dark colors of the addition and link will contrast the off white color of the house. It will be a dark sanding seam metal roof and the link areas will have a grey cement panel and the gabled element will have a grey type screen and on the kitchen area grey stucco. We feel we have addressed staff's concerns and the HPC guidelines. We feel this project fits into the neighborhood and gives deference to the original houses and we are hopeful for an approval. Jane asked for clarification of the area by the stair. Keith Howie said it is a gray metal panel and the edges would fold over. The ballast is a black washed river rock which is not visible from the street. Jane asked if the roof could be a green roof. Keith said on the interior of the house the floor to floors aren't that great. Technically we can't do a green roof with the heights. The only lighting we are proposing is code mandated lighting on the doors, steps and deck. Shielded down lights would be used on the deck. Keith presented samples of the materials. Justin added the condition about the call-up requirements. Vice-chair, Jamie McLeod opened the public hearing. There were no public comments. The public comment portion of the agenda item was closed. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24. 2013 Issues: Setback approvals Restudy of front porch or canopy Fence, metal or picket Jay said he is OK with the variances and is not in support of the porch because it was not there initially. The fence could be approved by staff and monitor. Sallie agreed with Jay's comments. Kim Weil said we are trying to protect people as they come to the front door. Jane said she has no issues with the porch because whether the kit originally had it or didn't have it having a lot of relationships with miner's cabins it is an element that is wonderful and could be a great addition to the project. I feel the metal fence is a better fence and the monitor can deal with that. Sallie asked about the front porch. Kim said there isn't one but we feel there should have been one. Howie said if we are straightening out the front sidewalk the porch helps announce what is front and what is side on this house. Jamie said she is in favor of the porch. It is a better strategy than the metal canopy. I am in favor of the nine foot connector. I would also like to see the cute sheets of the lighting and that can be presented to staff. I am also in favor of the metal fence. I would approve this based on a lighting plan being submitted to staff that was represented from this meeting. MOTION: Jane made the motion to approve the setbacks as stated; approval of the traditional front porch, that the fence design be metal to be approved by staff and monitor. The lighting plan be approved as presented in the final conceptual meeting and will be approved by staff and monitor; motion second by Jamie. Sallie asked if we are setting a precedence about the porch since one was never there. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24, 2013 Amy said every case is different. In the past we have approved a roof or hood over a door but never a porch. Maybe staff and monitor should look at the porch design. Amy said at the last meeting the door presented was denied and the door was left opened and they came back with a metal canopy. That doesn't mean you can't change your decision. Roll call vote: Jay, no; Jamie, yes; Sallie, no; Jane, yes. Motion dies. MOTION: Jay moved to approve all the variances and the metal fence to be approved by staff and monitor and no porch. The lighting plan to be approved as presented in the final conceptual meeting and will be approved by staff and monitor. Motion second by Sallie. Vote: Jay, yes; Jamie, yes; Sallie, yes; Jane, yes. Worksession —233 W. Hallam — no minutes Debbie Quinn reminded the applicant that the worksession is non-binding and the applicant cannot rely on anything that is said by the commission as a whole or by any individual commissioner. MOTION: Jay moved to adjourn; second by Jamie. All in favor, motion carried. Meetin adjourned at 7:00 p.m. athleen J. Strickland, Chief Deputy Clerk 9 MEMORANDUM A4 TO: Aspen Historic Preservation Commission THRU: Amy Guthrie, Historic Preservation Officer FROM: Justin Barker, City Planner RE: 605 W. Bleeker Street- Final Major Development and Setback Variances, Public Hearing DATE: April 24, 2013 SUMMARY: 605 W. Bleeker Street is a landmark designated 4,500 square foot lot that contains a remodeled 5 miner's cottage style home and a 1999 Ny non-historic rear addition. The property was created as a result of a Historic h Landmark Lot Split. The applicant has received HPC Conceptual approval to remodel the rear addition and connecting element. Final review _ approval is needed. ,w r The project received HPC approval for side and rear yard setback variances at Conceptual. The proposal has been modified in response to a condition from Conceptual to restudy the master bedroom stairs and connecting element. The changes affect the approved setback variances. HPC reapproval of the variances is needed. APPLICANT: David & Meg Roth, 605 W. Bleeker St., represented by Poss Architecture + Planning. ADDRESS: 605 W. Bleeker Street (121 N. Fifth Street), Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen. PARCEL ID: 2735-12-4-87-001. ZONING: R-6 (Medium Density Residential). MAJOR DEVELOPMENT (FINAL) The procedure for a Major Development Review, at the Final level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to 1 the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structures) andlor addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Final review focuses on landscape plan, lighting, fenestration, and selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A." Conceptual Conditions A Conceptual condition for approval required the applicant to restudy the massing of the master bedroom stairs and connecting element to create more separation between the historic structure and the addition. The applicant has responded to this by reconfiguring the stair and moving the mass of the addition 1.5 feet further south to create a longer connector, providing 2.5 feet more separation from the historic structure. The new proposal also reconfigured the stairs, moving the east wall 2.5 feet further from 5t" Street and making it a solid material to reduce light pollution. The addition mass is slightly narrower than Conceptual, but the height has not changed. The guideline states: 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. ❑ A 1-story connector is preferred. ❑ The connector should be a minimum of 10 feet long between the addition and the primary building. ❑ The connector also should be proportional to the primary building. The connector is only 9 feet long, but requiring the full 10 feet would place the project over the allowable FAR. Staff finds the 9 feet accomplishes the intent of the guideline and the reconfiguration is successful in satisfying HPC's concerns from Conceptual. At Conceptual, HPC expressed that adding a porch to the historic structure would not be appropriate if one did not historically exist. The applicant has proposed a small steel plate over the door as an alternative option to help protect the entry. Although the guidelines encourage the use of a porch on residential buildings, the proposed plate would appear out of character on the historic structure. Staff recommends the applicant restudy options to protect the entryway that comply with the following guideline: 2 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. ❑ Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. Variances At Conceptual, the applicant received reapproval of side and rear yard setbacks from a 1999 development approval. The original proposal was going to reuse the existing foundations for all new development. Due to the shifted mass of the addition, the proposal now requires additional foundations in different locations than those that received approved setback variances. The setback variances approved at Conceptual were: 2.3' west sideyard setback reduction (2.7' provided) 3' west sideyard setback reduction for lightwell (2' provided) 1' east sideyard setback reduction (4' provided) 3.3' combined sideyard setback reduction (6.7' provided) In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. The modified proposal is only moving the mass of the addition further to the south by 1.5 feet. The new location of the addition does not extend any development further into the sideyard setbacks. The variance reapproval is necessary because the new proposal extends the side variances approved at Conceptual in length by 1.5 feet to the south. No rear variances are created. Staff recommends reapproval of the variances. Landscape There are four trees proposed for removal on the north side of the property to increase the health and longevity of the remaining trees. The applicant proposes to replace the existing curved front walkway with a straight stone paver walkway, and to remove the side walkway. New pavers are proposed for the side patio and rear parking area. The guidelines suggest: 1.12 Preserve and maintain historically significant planting designs. ❑ Retaining historic planting beds, landscape features and walkways is encouraged. Historic photographs do not show the side walkway and it should be removed. There is no evidence to support the front walkway's significance. Staff supports the proposed front walkway straightening based on the following guidelines: 3 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. ❑ This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. ❑ Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. ❑ Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. The applicant proposes to remove the 6 foot fence along the alley and replace the 30" picket fence all the way around with a metal fence, straightening it along the 5th Street side. No existing fences appear in any historic photos. Staff supports straightening the fence, but recommends a wood picket fence as the most appropriate material based on the following guidelines: 1.2 A new replacement fence should use materials that appear similar to that of the original. ❑ Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. ❑ A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. ❑ Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. ❑ A fence that defines a front yard is usually low to the ground and "transparent" in nature. ❑ On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) ❑ A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. ❑ Note that using no fencing at all is often the best approach. ❑ Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. ❑ Fence columns or piers should be proportional to the fence segment. Liahtin� The applicant proposes to retain the existing light fixtures on the historic structure. There are minimal proposed fixtures for the addition and no landscape lighting is proposed. An image of the proposed fixture for the new construction is in the packet. Materials The new addition proposes to use a modern material palette. The main mass will be a light grey stucco covered in a horizontal ipe wood screen that will weather to a matte silver grey color. Medium grey cement panels will clad the garage and connecting element facing 5th Street. The west side of the connecting element will be horizontal wood siding on the west side. The gable roof is proposed as a dark grey standing seam metal. 4 The historic structure will be repainted to reflect more traditional colors and to create prominence over the addition. The applicant also proposes to replace the existing wood shingle roofing of the historic structure. Staff finds all of the proposed materials to be acceptable. The HPC may: �..��. �.. ,.,H.,. . ....,. w,�,.... _.o..__. • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC grant Conceptual Major Development and Variance approval with the following conditions: 1. The setbacks granted at Conceptual are reapproved, with a 1.5' extension of the encroachment on the east and west. The setback reductions are: 2.3' west sideyard setback reduction (2.7' provided) 3' west sideyard setback reduction for lightwell (2' provided) V east sideyard setback reduction (4' provided) 3.3' combined sideyard setback reduction (6.7' provided) 2. Applicant shall restudy the front porch roof element, for review and approval by staff and monitor. 3. Applicant shall submit a fence design, for review and approval by staff and monitor. 4. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 605 W. Bleeker Street 5 (121 N. Fifth Street), Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen, County of Pitkin, State of Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Exhibits: A. Relevant Guidelines B. Application Exhibit A Fences 1.2 A new replacement fence should use materials that appear similar to that of the original. ❑ Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. ❑ A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. ❑ Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. ❑ A fence that defines a front yard is usually low to the ground and "transparent" in nature. ❑ On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) ❑ A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. ❑ Note that using no fencing at all is often the best approach. ❑ Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. ❑ Fence columns or piers should be proportional to the fence segment. ❑ This setback should be significant enough to provide a sense of open space between homes. 1.6 Replacement or new fencing between side yards and along the alley should be compatible with the historic context. ❑ A side yard fence is usually taller than its front yard counterpart. It also is less transparent. A side yard fence may reach heights taller than front yard fences (up to six feet), but should incorporate transparent elements to minimize the possible visual impacts. ❑ Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. ❑ Also consider using lattice, or other transparent detailing, on the upper portions of the fence. 6 Walkways 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. ❑ This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. ❑ Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. ❑ Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. Private Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. ❑ The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. ❑ Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. ❑ If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. 1.12 Preserve and maintain historically significant planting designs. ❑ Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. ❑ Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. ❑ Reserve the use of exotic plants to small areas for accent. ❑ Do not cover grassy areas with gravel, rock or paving materials. Treatment of Porches 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. ❑ This also applies to large, multifamily structures. There should be at least one primary entrance and should be identified with a porch or entry element. Porch Replacement 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. ❑ Use materials that appear similar to the original. ❑ While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. ❑ Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. ❑ When constructing a new porch, its depth should be in scale with the building. ❑ The scale of porch columns also should be similar to that of the trimwork. ❑ The height of the railing and the spacing of balusters should appear similar to those used historically as well. 7 New Additions 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. ❑ A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. ❑ An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. ❑ An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. ❑ An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. ❑ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. ❑ A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. ❑ A 1-story connector is preferred. ❑ The connector should be a minimum of 10 feet long between the addition and the primary building. ❑ The connector also should be proportional to the primary building. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. ❑ The new materials should be either similar or subordinate to the original materials. Color 14.3 Keep color schemes simple. ❑ Using one base color for the building is preferred. ❑ Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. ❑ Using the color scheme to establish a sense of overall composition for the building is strongly encouraged. 14.5 Develop a color scheme for the entire building front that coordinates all the facade elements. ❑ Choose a base color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly. It can also help your building relate better to others in the district. ❑ The complexity of the accent colors should be appropriate to the architectural style of the building. ❑ Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. ❑ Window sashes are also an excellent opportunity for accent color. ❑ Brilliant luminescent or"day-glo"colors are not appropriate. Lighting 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. ❑ The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. 8 ❑ All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. ❑ Unshielded, high intensity light sources and those which direct light upward will not be permitted. ❑ Shield lighting associated with service areas, parking lots and parking structures. ❑ Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. ❑ Do not wash an entire building facade in light. ❑ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. ❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. ❑ Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. ❑ Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. On-going Maintenance of Historic Properties 14.11 Plan repainting carefully. ❑ Note that frequent repainting of trim materials may cause a buildup of paint layers that obscures architectural details. When this occurs, consider stripping paint layers to retrieve details. However, if stripping is necessary, use the gentlest means possible, being careful not to damage architectural details and finishes. ❑ Remember good preparation is key to successful repainting but also the buildup of old paint is an important historic record of the building. The removal of old paint, by the gentlest means possible, should be undertaken only if necessary to the success of the repainting. Remember that old paint is of very good quality and is enviable in today's painting world. ❑ Old paint may contain lead. Precautions should be taken when sanding or scraping is necessary. 14.12 Provide a weather-protective finish to wood surfaces. ❑ The rustic bare-wood look is not a part of the heritage of the historic districts or individual landmark properties. ❑ Painted surfaces are most appropriate. Stains may be accepted in combination with materials that give a well-finished appearance. Use water seal to preserve the porch deck. ❑ Rustic finishes will not be approved. 9 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 605 W. BLEEKER STREET, LOT A, SMALL AND LARGE FRIES SUBDIVISION, BLOCK 24, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #_, SERIES OF 2013 PARCEL ID: 2735-12-4-87-001 WHEREAS, the applicant, 605 W. Bleeker LLC, represented by Poss Architecture and Planning, requested HPC Conceptual Major Development and Variance approval for the property located at 605 W. Bleeker Street, Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, the HPC may approve setback variances according to Section 26.415.110.C.La, Variances. In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, Justin Barker, in his staff report to HPC dated April 24, 2013, performed an analysis of the application based on the standards and recommended approval with conditions; and WHEREAS, at their regular meeting on April 24, 2013, the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of_to_. 605 W. Bleeker HPC Resolution#_, Series of 2013 Page 1 of 3 NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Final Major Development and Variance approval for the property located at 605 W. Bleeker Street with the following conditions: 1. The setbacks granted at Conceptual are reapproved, with a 1.5' extension of the encroachment on the east and west. The setback reductions are: 2.3' west sideyard setback reduction(2.7' provided) 3' west sideyard setback reduction for lightwell (2' provided) 1' east sideyard setback reduction (4' provided) 3.3' combined sideyard setback reduction(6.7' provided) 2. Applicant shall restudy the front porch roof element, for review and approval by staff and monitor. 3. Applicant shall submit a fence design, for review and approval by staff and monitor. 4. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 605 W. Bleeker Street (121 N. Fifth Street), Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen, County of Pitkin, State of Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. 605 W. Bleeker HPC Resolution#_, Series of 2013 Page 2 of 3 The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the 24th day of April, 2013. Ann Mullins, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 605 W. Bleeker HPC Resolution #_, Series of 2013 Page 3 of 3 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: Aspen, CO SCHEDULED PUBLIC HEARING DATE: 20 3 STATE OF COLORADO ) ss. County of Pitkin ) (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: ✓Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. 'Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the 2 day of �Lr L_ , 2013 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. y- Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during-all-business hours for fifteen (15) days prior to the public hearing on such amendments. ig atur The foregoing "Affidavit of Notice"was acknowledged before me this day of /�jo,2=l , 20./x, by JRzoB�o.V WITNESS MY HAND AND OFFICIAL SEAL GIUSEPPE AMATO Notary Public My commission expires: State of Colorado Notary 10 2012124077077 549 My Commission Expires Dec 3,2016 Notar bhc ATTACHMENTS AS APPLICABLE: • COPYOFTHEPUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERSAND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 0 PUBLIC NOTICE RE: 605 W.BLEEKER STREET-FINAL MAJOR DEVELOPMENT AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, April 24, 2013, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Council Chambers, City Hall, 130 S. Galena St.,Aspen. HPC will consider an application submitted by 605 W. Bleeker LLC, c/o 201 N. Mill Street, #203, Aspen, CO, 81611, owner of the property located at 605 W. Bleeker Street, Lot A, Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen, PID #2735-124-44-003. The applicant proposes to demolish and reconstruct an addition at the back of the Victorian house. HPC Final design approval is needed. The existing foundation will be re-used, and possibly extended 18"towards the alley, which would require an extension of setback variances previously allowed for the side and rear yards. For further information, contact Amy Guthrie at the City of Aspen Community Development Department, 130 S. Galena St.,Aspen,CO,(970)429-2758,amy.guthrie @cityofaspen.com. s/Ann Mullins Chair,Aspen Historic Preservation Commission Published in the Aspen Times on April 4,2013 City of Aspen Account PUBLIC NO . Date: Wed Aoril 24,2013 Time: 5 OO p in. Place:Council Chambers,-City Hallj30-a--Gaiena.Aspen Purpose: HPC will conduct Final design review.' of an application submitted_by the___ owner of this property,605 W Bleeker,LLC,c/o 201 N.Mill,#203, Aspen.00,81611. The existing addition along the alley will be replaced. Previously_granted_side setback variances are asked to be extended fora length of 18"to south, For further infonnaion contact Aspen Planning Dept. �,t�iG--12�2758. it it AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY Aspen, CO SCHEDULED PUBLIC HEARING DATE: STATE OF COLORADO ) ss. County of Pitkin ) A � f.' '>�'f�' (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: V' Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the_day of , 20_, to and including the date and time of the public hearing. A photograph of the posted notice ("sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (3 00) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the om,ners and governmental agencies so noticed is attached hereto. (Continued on next page) Rezoning or text amendment: Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision I, of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However,the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Si a e The forrgoi g "Affidavit of Notice" was acknowledged before me this .`? day of , 20[ , by Jt' GG�t�LZ ,I. 14 I�'1q, / �� PUBLIC NOTICE RE:605 W.SLEEKER STREET-FINAL MAJOR T DEVELOPMENT AND VARIANCES WITNESS T y�D kND O�'ifiIC�L SEAL NOTICE IS HEREBY GIVEN that a public hearing YY 1 11 V 1+J.7 1V�1 will be held On Wednesday,April 24,20"'.'. meeting to begin at 5:00 p.m.before the Aspen Historic Preservation Commission,in Council lv1 COmrnlSSlOn expires: Chambers,City Hall,130 S.Galena St.,Aspen. ! y -- HPC will consider an application submitted by 605 W.Bleaker LLC,c/o 201 N.Mill Street,#203,As- pen,CO,81611,owner of the property located at 605 W.Bleaker Street,Lot A,Small and-Large Fries Subdivision,Block 24,City and Townsite of Aspen,PID#2735-124-44-003. The applicant pro- ND Public poses to demolish and reconstruct an addition at the back of the Victorian house. HPC Final design approval is needed.The existing foundation will be - re-used,and possibly extended 18"towards the alley,which would require an extension of setback variances previously allowed for the side and rear yards. For further information,contact Amy Guth- rie at the City of Aspen Community Development Department,130 S.Galena St.,Aspen,CO,(970) _ 429-2768,amy.guthrie0cityofaspen.com. s/Ann Mullins Chair,Aspen Historic Preservation Commission ATTACHMENTS AS APPLICABLE: Published in the Aspen Times on April 4,2013 HE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENT AGENGIES NOTIED BY MAIL • APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 ' A 6 7011 1���� ���� A6PEKJ 000 EAST MAIN sTxssT mpEw, co|oxxoo omu U> 970/925-4755 <n 970/970/920-2950-,o M"V,,°",,N T& Amy Guthrie City of Aspen BpCStaff CC: File FROM: Keith Howie Bill yoss and Associates Architecture and Planning, 9.C. DATE: Mnok 18, 2013 RE: Roth Remodel 8PCApplication 0 ENCLOSURE h05W. BbekcrSt. Aspen, Colorado, 8lhll Y. Project Location The project is located at the corner of fifth and West Bleeker Streets in the West end of Aspen.This development sits on the corner of 5th and West 8\eeker. Because of this condition, this development is listed in the City ofAspen Building Department as OOS West 8|eeker. 2. Lego/Address The legal address of the property is Lot A, Snna|| and Large Fries Subdivision, according to the Plat recorded December 15th,z999, in plat book Szat page z9 3.Project History This property is known as the Harold Ross cottage. A history of the development of the property was included in the HP[ Conceptual application, provided by K4aryAv]ian Architects, who performed the original renovation in 3.999.The original house is currently a Historically Designated landmark. 4. Neighborhood Context The neighborhood context consists of single family residences. These houses consist of both new and remodeled older houses, some historic and some not. The project site is one block off Main Street, so that there are some larger lodge structures in close proximity to the site.The neighborhood has mature landscaping, consisting of mature cottonwood,Aspen, Spruce, and Pine trees. 4. New Development This project involves restoration of the exterior of the original cottage, partial demolition and renovation of the :L999 addition and a 3.999 connecting element in the back of the original house, and renovation of the interior of the historic house and new addition. 5. New Development Description In the new development we are changing the roof lines and volumes of the back addition of 1.999. Even though we understand the intent ofthe i9gg addition (i.e. house and carriage house concept), it is our opinion that the similar volumes of the iggg addition cloud the perception between what is original and what is the addition. In a true "house and carriage house" scenario, the main house would be larger than the carriage house and usua||y more ornate, not as currently existing with the carriage house larger than the main house.The new design takes a different approach to adding a similar type volume onto the existing structure. In this design we are separating the new addition from the original house in both form and materials, Since the original typology of the "Miners cottage" was a stand-alone building, we are returning the original cottage to this concept. We feel the proposed development is pons compatible in massing, volume, with the historic structure located on the parcel and with development on adjacent parcels. The proposed development reinforces the historic significance of original historic structure by clearly defining what is historic and what is new and does not diminish the architectural character or integrity of the historic structure. We are proposing these design ideas for the new addition to reinforce this idea. a. Glass Gasket This glass gasket appears on two sides of the house at the end of the original house walls.The gasket is a twenty-four inch window and skylight that separates the original house from the new addition. This gasket shows the exact footprint of the original house and gives the historic house prominence. b. Flat roof Connector We have replaced the low sloped pitches roof with a flat roof where the new addition meets the original house.We feel that making this element a different roof form further shows the difference between old and new. c.Screened Volume We have kept the main gable form of the back addition to mimic the gable forms of the original house. We are proposing a slatted wood screen to clad the new volume. By using a matte finish material (natural Ipe wood that weathers to a silver grey color)for the wood screen, we are attempting to have the addition recede to give prominence to the original house. The new addition will be two foot, three inches tallerthan the existing gable form. d.Addition of a modern canopy to the front of the Historic House In the conceptual HPC review, staff decided that adding a new porch to the original house was not historic. To provide cover at the front entry of the original house, we are proposing a 1-1/2" sloped laminated glass canopy that extends out from the entry wall. This canopy would sit in between the fascia and the top of the door.We have attempted to make the canopy as minimal as possible while still providing cover from the elements. HPC Design Guidelines Chapter 1 Streetscape and Lot Features 1.1 Preserve original fences Existing: There currently does not exist any original fencing on the project. Proposed: See sections 1.2 and 1.3 1.2 Replacement Fences Existing: There currently exists a thirty inch high white picket fence along the front and fifth street side of the property and a six foot tall white picket fence that encloses a hot tub on the alley(south)side of the property. Proposed: We are proposing to remove the six foot tall white picket fence on the south side of the property and to replace the smaller thirty inch fence with an open weave steel or cast iron. We feel that the iron fence would be more consistent with the original house and will allow views into the yard. We will look at straightening the fence line along 5th street.A design for the fence will be included in the HPC Final submission package. pass 1.3 Transparent Fencing See section 1.2 above 1.4 New Fence Components See section 1.2 above 1.5 Side Yard Fences Existing: There currently exists a side yard fence between our project site and the house next door (6og West Bleeker)that was constructed by the property owner on 6og West Bleeker. Proposed: This fence will remain as it is on the property of 6og West Bleeker. 1.6 Replacement of Side yard Fencing See section 1.5 above Retaining walls 1.7 Preserve original retaining walls 1.8 Maintain Historic heights This section does not apply as there are no retaining walls Walkways 1.9 Maintain the established progression of public to private spaces. Existing: There currently exists a curving walkway up to the original house(please refer to survey) Proposed: The existing walkway will be replaced with a straight walkway that will go between the current side conifer trees on the north side of the property.This new path will be stone, species to be determined. Please refer to the new landscape plan. The side walkway that connects the existing side terrace to the street will be removed. The existing side terrace will remain. Private Yard 1.10 Preserve Historic Elements of the yard. Existing: There is sparse low groundcover(not sod) under the tree canopy in the current front yard there is sod and planted flower beds outside the current front fencing. Proposed: In the front yard it is desired to plant sod, but because of the dense coniferous tree canopy, only acid (from the pine needles) resistant plants will survive. We are consulting with a landscape architect and will submit a landscape plan at final HPC review forthisarea. 1.11 Preservation of mature landscaping. Existing: There are numerous mature Pine and Aspen trees on the site. Proposed: It is the intent to thin out the mature conifer trees on the northeast corner of the property. We have hired an arborist to evaluate the trees and he has recommended that we remove 3 trees.We have included the arborist report in the application. 1.12 Maintain Historic planting designs Existing: There is currently no historic planting design. Proposed: A new landscape plan taking into account historical precedents will be submitted at the HPC Final review. 1.13 Revisions should be consistent with Historic context See section 1.12 above pOss 1.14 Additions to the landscape interfering with Historic elements Existing: There are numerous mature Pine and Aspen trees on the site Proposed: No landscape elements that would obscure the original historic house will be planted.A landscape plan will be submitted for the HPC Final review. Site Lighting 1.15 Minimize the effects of site lighting Existing: The only lighting is surface mounted lighting on the existing structure at code mandated locations Proposed: The only lighting will be on the structure and will conform to the City of Aspen lighting code.The only light locations will be locations mandated by code. Streetscape 1.16 Preserve historically significant landscape designs and features Existing: There are numerous mature pine and Aspen trees on the site, but none would be deemed historically significant. There are no historically significant landscape designs on the existing site. Proposed: Please see section 3..3.3.and 1.3.2 1.17 Maintain historic irrigation ditches Existing: There currently exists a small irrigation ditch on the east side of the property on 5th street. This ditch is in the City of Aspen right-of-way. Proposed: The ditch is not on the owner's property, so the ditch will remain in current location. Chapter 10- Building Additions Existing Additions 10.1 Preserve and older addition that has achieved historic significance in its own right Existing: There is no older addition to preserve. The 1999 addition is not historically significant. Proposed: A new addition is proposed to the rear of the original historic house. 10.2 A more recent addition that is not historically significant may be removed Existing: There is a non-historic HPC approved addition from 1999. Proposed: The 3.999 addition will be removed and replaced with a new addition. New Additions 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained Existing: There is a non-historic addition from.i999. Proposed: The new addition uses a gable form to mimic the historic house but changes roof forms at the link structure to separate the historic house from the new addition. There will also be a change in materials between the historic house and new addition. We are proposing this change to clearly demonstrate what is historic and what is new. 10.4 Design a new addition to be recognized as a product of its own time Existing: There is a non-historic addition from 1999. Proposed: The 3.999 addition will be removed.The new addition is designed to be a product of its own time. The change in materials of the new addition clearly demonstrates what is historic and what is new. pons 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street Existing: There is a non-historic addition from 1999 - - - - - - - - Proposed: The new addition will use the current alignment of the 3.999 addition.This alignment is on the grid of the original house and City of Aspen grid pattern. 1o.6 Design an addition to be compatible in size and scale with the main building Existing: There is a non-historic addition from 1999. Proposed: The new addition is consistent with the size of the existing HPC approved 1999 addition. We have a nine foot separation between the historic house and the new addition. We have attempted to make the new addition as small as possible and have added a wood screen to the new addition to attempt to make the addition recede when compared to the original house. 10.7 If it is necessary to design an addition that is taller than the historic building, set it back substantially from the significant facades and use a "connector" to link it to the historic building. Existing: There is a non-historic addition from 1999 Proposed: In the 3.999 addition there is a low pitched roof connecting element that is set back from the original house.We are changing the"connector"roof to a flat roof. We feel that changing this roof form distinguishes the original house more from the new addition. We will keep the current wall arrangement that sets back the connector from the original house We are adding a glass"gasket"on both sides of the original house to further separate the original house from the new addition. We have a nine foot separation between the historic house and the new addition. 1o.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 Existing: There is a non-historic addition from 1999 Proposed: The new addition is located at the rear of the property and is separated as much as the current FAR constraints will allow.The original house will be painted an off-white color with a dark color in the gable ends. The new addition will have a dark grey cement panel connector and an Ipe wood screen that will weather to a silver grey color. We are using these colors and materials to make the new addition recede in prominence when compared to the off-white painted original house. 10.9 Roof forms should be similar to those of the historic building. Existing: There are gable roofs on the original house. Proposed: The principle form of the new addition is a gable roof, which mimics the historic house. This roof will be clad in a standing seam grey metal. The change in materials and forms clearly demonstrates what is historic and what is new rather than mimicking the original house in a larger scale. pass 10.10 Design and addition to a historic structure such that it will not destroy or obscure historically important architectural features Existing: There is a non-historic addition from 1999. Proposed: The location and materials of the original historic house will not be disturbed.The new connector pulls back from the walls of the original house and a window has been placed against the historic house to reinforce this separation. The only changes to the historic house will be a new modern front canopy (if approved) a new wood shingle roof, (the current roof is at the end of its lifespan),and a new paint scheme for the house. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. Existing: There is a non-historic HPC approved addition from 1999 with similar siding treatments. Proposed: The new addition has materials that do not mimic the historic purpose. We feel that mimicking the original materials only blurs the distinction between old and new. We are proposing different, but complementary materials to differentiate what is historic and what is new. Rooftop Additions 10.12 When constructing a rooftop addition,keep the mass and scale subordinate to that of a historic building Existing: There is no rooftop deck on current addition. Proposed: There will be a rooftop deck that does not overhang the lower floors of the project.This deck is tucked in behind the roof ridge of the historic house. The only part of this deck that is visible from the street is the glass railing separating the historic house from the new addition. The deck will have outdoor furniture. This furniture will be hidden from 5th street view behind the existing gable of the historic house. 10.13 Set a rooftop addition back from the front of the building. Existing: There is anon-historic addition from 1g99. Proposed: Refer to 10.12 10.14 The roof form and slope of the new addition should be in character with the historic building Existing: There is a non-historic addition from 1999. Proposed: The principal roof form of the new addition is a gable roof and consistent with the roof forms on the historic house. pass Concerns from HPC Conceptual review 1. Non historic front porch to be removed from design—Applicant to suggest alternative The proposed front porch has been removed from and replaced with a slightly sloped 1- 1/2" thick laminated glass canopy. We have designed the canopy not to touch the fascia, front door and casing, and window and window casing. This leaves approximately 5" to position between these two elements. We want the canopy to appear as minimal and transparent as possible. 2. Separation of new addition from historic house. The main form of the existing addition has a so'separation from the historic house.The conceptual design had the main form separated from the historic house by so', but a new stair element on the side of the principal form reduced this separation to 6'-6".The HPC staff wanted to see more separation between the historic house and the new addition to reinforce the link between these two structures. We have relocated the main gable form 2'-6" farther away from the historic house. This is as far we can go based on our available FAR limit for the property. To move the addition we are not using the existing foundations and creating some new foundation walls to accommodate this change. 3. Glass box stair design At the HPC conceptual review, staff felt that the 3 sided glass box would produce light pollution towards 5th street and the east wall of the stair was too close to the east wall of the exterior link wall fronting Stn street. We have reconfigured the stair and moved the east wall back from 5th street 2'-6", giving more prominence to the link from 51h street. We have also made the stair wall on 5th street solid to not allow light pollution out to 5th street.We feel that that these design changes will satisfy the concerns in this area of the design. Materials The material palette on the addition will be as follows: A. Primary Gable Form The primary gable form will be clad in a spaced ipe wood screen. This wood screen will Sit 1-1/2" off the face of the form and be attached to the form with vertical mill finish aluminum channels. The ipe will be left natural and unfinished and will weather to a matte silver grey color. Under the ipe screen there will be light grey colored stucco between the vertical channels. B. Link Form The link form will be clad in a medium grey cement panel. This material is also used on the garage form. The panels will be large panels (30"wide by 8'tall) and arranged in a vertical orientation. The vertical orientation contrasts the horizontal siding of the historic house. C. West Elevation Volume The volume under the exterior deck will be clad in a spaced wood siding on black metal vertical batten strips. This siding will be a medium brown color with a black air infiltration barrier under the batten strips. posy D. Gable roof The gable roof form will be clad in a dark metal standing seam with a 3.6" modular.The verticality of the standing seam will contrast with the horizontality of the wood shingle roofing of the historic house E. Link roof The link roof will not be visible from the street. This roof will be a ballasted roof with black washed smooth stones to be used as the ballast. F. Link railing and deck railing The link and deck railing will be 1/2" tempered clear glass railing. The railings will be attached to the deck with a side mounted mill finish aluminum standoff. There will be no solid railing top cap. We feel that this is the transparent railing solution when viewed from 5`h street. E. Upper level exterior Deck The exterior deck will be clad with ipe decking that will be left unstained to weather naturally to a silver grey color. G. Master Bedroom window and stair window material The cladding around the z window areas will be a dark grey painted metal cladding laid in a large vertical panel pattern with flat seams. H. Window Cladding color The window cladding color will be a mill finish aluminum(matte silver)color Summation With the new addition to the property we feel they the proposed development is compatible in massing, volume, with the historic structure located on the parcel and with development on adjacent parcels. The proposed development reinforces the historic significance of original historic structure by clearly defining what is historic and structure.We ask that HPC grant conceptual approval of this project. Respectfully Submitted, Keith Howie, Poss Architecture+ Planning Authorized representative for 6o5 West Bleeker, LLC. 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Asl a L2u«°"on PLC Liahtino 1744-SL Porto-!1 Light Outdoor Wag PLC Lighting Porto-11 Light Outdoor Wall Sconce in Silver 1744-SL Sconce in This 1 light Outdoor Wall Sconce from the Porto-I collection by PLC Lighting will enhance your home with a perfect mixofform and $88.20 function.The features include a SDlverfinish applied bye)perts.This item qualifies forfree shippingl Check the right-hand baror call our dedicated Sales Team forsimilaritems and additional options notpictured. Manufacturer Information Manufacturer PLC Lighting Collection Porto-I SKU 1744-SL UPC 83964505011 Design Information a f Category Outdoor Wall Lights [Finish Silver Glass ClearA ryfic Dimensions and Weight(inches and pounds) Dimensions; LENGTH WIDTH HEIGHT EXT -lion" 4.25 9.50 6 i. Backplate WIDTH HEIGHT 0.0000 0.0000 Bulb Information PRIMARY SECONDARY Bulb Type A19 .......... Number. htaxWattage 60 Shipping Information Ships Me UPS(FREE SHIPPING) Product Rating 120 Outdoor Rating UL Rst;r..-! Additional Information Suitable for WET location Manukticlum Nun allon PLC Lighting browse more PLC Lighting products PLC Since 1989,PLC lighting,Inc.has continued to provide our customers with both contemporaryand traditional lighting fixtures in a multitude ofstyles.Our product can be found In showrooms throughout I North,Central and South America,as well as the Caribbean Islands,who fumish the finest residences, 0 9 111 1 v hotels,restaurants,and office complexes all over the world. PLC Lighting,Inc,Is committed to making sure that all oftheir product Is ofthe highest qualityand available with the lamping options you need.PLC Lighting also strives to have the product in stock and readyto ship to you when you need it,atextremelycompedfive pricing and provide everyone with exemplary customer service,just as you deserve. Manufacturer's Catalogs [--There are no catalogs currently available for this manufacturer. 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94115 ASPEN,CO 81611 kiquettes faciles 6 peler ® Repliez a la hachure afin de i www.avery.com Utilisez le gabarit AVERV@ 5960 the oemant r6v6ler le rebord Pop-up"' 1.800-GO-AVERY i VED -2 U 1 3 jf� ASPEN T X71 DEVELOPMEN I Tree Survey Report 605 West Bleeker St. Aspen CO January 23, 2013 PROVIDED BY: Jason Jones Consulting Arborist#RM-073413 Aspen Tree Service Inc. Carbondale, CO 81623 (970)963-3070 mtnjones@gmail.com Summary was contacted on December 15t 2012 by Keith Howie from Bill Poss Architects and asked to review the trees located at 605 West Bleeker St. in Aspen. The property will be undergoing an extensive remodel and an evaluation of the trees will be helpful in planning. It is also in the interest of the property owner to thin some of the large trees along the front of the property to allow for more light into the house and front yard. I have visually observed the trees from the ground and reviewed the preliminary site plans. have provided an inventory and evaluation of all of the significant trees. There are 15 significant trees on the property.The largest trees are located along the Hallam Street side of the house and are growing very close together. In this area there are 8 large trees. I have recommended removal of 4 of these trees and due to health and condition of the individual trees and stand as a whole,feel that this may be permissible by the city without requiring mitigation. I have evaluated and commented on the remaining 7 trees so that the owners and design team can make decisions on how to handle them individually. Assignment have been asked by Keith Howie from Bill Poss Architects to inventory and analyze the trees and provide a report on the condition. I have also been asked to apply for the appropriate tree removal permit and to help conform with the city's ordinance pertaining to tree removal and protection. Limits of the Assignment My investigation is based solely upon the information noted on my visit to the site on December 9 2012. 1 have not performed any laboratory examinations,studied soil composition or employed any other diagnostic techniques beyond visual examination of the trees and the site. I have developed general conclusions of tree health and provided recommendations based upon these observations.This document is strictly a tree survey report and a separate tree protection plan could be provided once the trees to be retained and removed are finalized. Methodology I reviewed the site and performed a visual inspection on each tree located within the apparent boundaries of the property. I measured each tree at approximately 4.5 feet above ground level where feasible to obtain an accurate Diameter Breast Height(DBH). I was provided a base map and numbered and labeled each tree on the map. Some trees that were present on the site were not indicated on the map. These trees were added by placing them in the approximate positions that I noted them to be in, but this positioning is not precise. I have noted them as red icons on the map. If precise tree locations are desired it would necessary that the survey team re-visit to update the information. Trees recommended for removal have been denoted with an X. The Aspen municipal code, Chapter 13.20 relating to tree removal requires that a permit be obtained before any deciduous trees over six inches or conifer over 4 inches be removed. It is also necessary that a tree mitigation plan be provided. Trees are measured in DBH at a location 4.5 feet above the ground. Generally,trees that are in poor condition,structurally unsound,or have other valid reasons for removal will be considered for removal without any mitigation. These trees need to be reviewed by the City of Aspen Forestry Department and an explanation regarding the reason for removal must be provided. Individual trees were entered into the attached tree inventory worksheet with an accurate DBH, condition rating, and maximum mitigation value based on the formula provided in the City of Aspens Title 13 ordinance pertaining to health and quality of environment section 13.20.020. This ordinance states that deciduous trees over 6 inches DBH and conifer trees over 4 inches will require a permit from the forestry department and may require mitigation based on the formula: Basic Value=$38.00 x 3.14 x (D/2)2 Where: D =the diameter of the tree in inches. Condition values were assigned as a result of visual indicators such as the presence of dead limbs,signs or symptoms of disease/insects,or structural defects. Details of the condition scale are as follows: 1) A healthy,vigorous tree, reasonably free of signs and symptoms of disease,with good structure and form typical of the species. 2) Tree with slight decline in vigor,small amount of twig dieback, minor structural defects that could be corrected. 3) Tree with moderate vigor, moderate twig and small branch dieback,thinning of crown, poor leaf color, moderate structural defects that might be mitigated by regular care. 4) Tree in decline, epicormic growth, extensive dieback of medium to large branches,significant pathogen activity or structural defects that cannot be abated. 5) Tree is in severe decline, highly hazardous or is dead. Observations General Site Observations The landscape in general is in good condition overall. The property appears to have a functioning irrigation system but care for the trees in the past appears to have been minimal. Some basic tree maintenance such as insect control and fertilization could benefit the trees that are chosen to remain on the site. There are a total of 15 trees on the property with the primary trees located along West Bleeker Street just inside the fence. There are also some smaller trees along the sides of the house and in the back yard.The area along the front where the large trees exist is very compacted and the trees are very close together. There is evidence that a sidewalk was recently replaced in the root zone areas and some root injury could have occurred as a result of this construction. The trees are a mix of native conifers including fir,spruce and pine. One large spruce has dominated the group and outcompeted the trees on either side. All of the trees have been limbed up to provide access and visibility to the house quite some time ago. In general,the removal of low limbs can increase the likelihood of blow over and additional impacts to roots in this area should be avoided.The trees in this area are overall in generally poor condition. Specific Tree Observations Each tree was evaluated visually and entered into the attached tree inventory worksheet. This worksheet contains the tree species,condition, recommended action,and estimated mitigation value based on the City of Aspen tree removal ordinance formula. Specifics regarding individual trees as follows: Tree#1-Sub Alpine fir(Abies Lasiocorpa)- 18.5 inch DBH-This tree has a co-dominant stem with included bark and a split. The larger portion of the tree is leaning over the neighboring house. Significant deadwood is notable within the crown,tree has been limbed up and is in poor condition overall. I recommend removal of this tree and I feel that the mitigation value should be greatly reduced or eliminated in this instance. Tree#2-Spruce (Picea pungens)- 19" DBH-Tree has been limbed up and is fair to poor condition. This tree is not a great asset to the landscape and is exhibiting poor vigor. The tree does have space to grow and removal is not recommended as it could increase wind loading to the large tree in the group and increase the likelihood of failure. Removal is recommended and mitigation should be minimal if required. Tree#3-Spruce-12 inch DBH-This tree is exhibiting very low vigor and is very close to the recently installed walk. It is likely that significant root damage was incurred at this time. This tree also has a very low live crown to stem ratio and very poor stem taper. It is not contributing significantly to the group. Removal is recommended and mitigation should be minimal if required. Tree#4-Lodgepole pine (Pinus contorta) 11" DBH-A significant portion of this tree is dead and it is dying from top down. Tree has been outcompeted by large spruce above and should be removed and considered by the city for no mitigation value. Tree#5-Spruce--25" DBH-This is the largest tree on the site. Removal of dead limbs would be aesthetically beneficial. Root zone treatments to reduce compaction and encourage root growth are also recommended in this instance. Tree#6-Spruce-17"DBH-This tree is in fair condition and should remain on the site for a similar reason as tree number 3. Removal could open increase exposure and change wind loading factors to tree number 5.This tree should be retained. Tree 7-Spruce-16" DBH-This tree is in fair condition. Removal of deadwood and root zone treatments would be beneficial to long-term health. Tree 8-Sub alpine fir- 17" DBH-This tree is being out competed by the large spruce tree number 5. It is also conflicting with the house and competing with the healthy aspen trees, number 9,growing below. Removal is recommended and it is hopeful that this could be permitted without mitigation. Tree 9-Aspen- (Populus tremuloides)-Multi-stemmed,three 8"stems-This group of trees is in good condition overall.There are signs of previous insect pests. Removal of deadwood,fertilization and control of aphids will help health, longevity and aesthetic value. Tree 10-Aspen-11" DBH-This tree is Leaning over street and shows signs of decay in base. There are also signs of decay in the main stem.Significant cankers and large amounts of deadwood are present in the crown. Removal is recommended and mitigation value should not be applied. Tree 11-Hoop's Colorado spruce-(Picea pungens 'Hoopsii')4.5" DBH -This tree appears to be a smaller spruce cultivar most likely Hoops Blue. It is in good condition and could most be retained or relocated. It is just over the code size and could be likely removed with minimal mitigation, retained or relocated on the site. Tree 12- River Birch(Betulo nigra) multi-stemmed 4"-4.5"-This tree is in good condition. It is under the code siie and could be removed with no mitigation, retained on the site or relocated. Tree 13-Spruce- 17"-This large tree is in good condition but is growing very close to the alley edge. This is causing a potential conflict with vision for traffic between the street and the alley. Due to this conflict, removal could be possible without any mitigation. It should be considered carefully however as this tree is providing screen and privacy between the house and the street/alley. Trees#14-Aspen-5.9"-This tree is growing in a raised planter box very close to the house.This is not a sustainable location. This tree is just below the size where a permit or mitigation would be required. Removal is recommended. Tree 15-River Birch- Multi-stemmed 9"-8"-This tree is in good condition. It is in the center of the very small back yard and may or may not be desirable to retain. This tree would tolerate construction impacts fairly well. If it is desired to remove this tree a permit could potentially be issued but mitigation would be required. This tree could possibly be relocated if underground conflicts don't exist. Recommendations Before a tree removal permit is submitted to the City of Aspen for review,the landscape architect, owners, and general contractor should evaluate the tree survey report. Assumptions regarding trees to be retained and removed should be confirmed and any discussion regarding specific desires or concerns should be had. Generally,the city would like to see a landscape plan attached to the permit so that the value of any new plantings can considered and applied towards any mitigation value that may be required which can be offset with new installations. Following approval of a permit application,trees to be removed should be taken down and any other pruning or required maintenance performed. I have made a series of recommendations regarding trees to be removed or retained below: • Behind the fence,along the front of the house, I recommend removal of trees numbered 1,3,4,and 8 in this area. I feel that the removal of these trees could improve the health and longevity of the stand as whole in this location. A permit for this-actions should be applied for promptly. • If it is determined that the remaining trees number 2,5,6,7 would be beneficial to the site for the long term,they should have dead limbs removed and other therapeutic type treatments to alleviate compaction, improve root growth and address fertility issues. • Along the side of the house tree number 10 should be removed. • Tree number 11 could be considered for relocation if it is in a position that conflicts with remodel plans. • Tree number 12 should be evaluated for retention/removal as it is under the size that would require mitigation. • Tree number 13 should be evaluated for retention and if it is desired to be retained some further pruning may be necessary to improve visibility issues from the alley and street. • Tree number 14 should be removed as it is just slightly below the size requiring a permit and is nearing a size where it could cause damage to the roof edge. • Trees number 15 should be evaluated for retention and a permit applied for if it is decided that they will conflict with new plans. Map of Site [• CITY OF ASPEN J CPS.9 �!+ Z L CITY OF ASPEN GPS•20 COHCRET 4 CITY NON ,4515.OF E E CUR, NE BLK I, TY MOH B14RI VGS 7920.3 P� CI 9>.T", E em..�. CITY AbH f ' Y�CAP 16129' 9p 00 RED 16 D2 / \ 129 v PORCH 2 s 6 16$•09 I.E L ]92 -1 CITY 2 F MONUMENT / OVERHANG 12 NE BLK 24 $ (TYPICAL 25-17 ]920.6 / q R_\ I7-I S STORY 20.4 20_1 o W00 0 HOUSE / ry ]921.51 LOT B C Q F W 2 STORY WOOD FRAME HOUSE q/ 4.500 SOFT 0.1033 ACRES •/- l,] 2 0 o S$ WW 4.4 FENCE/ ENCROACHES 3 W4lA LOT A 3.I 2 4.500 SOFT. ./- 12-141 0 1 0.1033 ACRES •/- ®/ ry ELEC NTR N A] PLANTER GAS MTR 0 / CONC DRIVE m3 9 > >92 /11 4P4Rry,N, n/ / SPA \ 45 p0 ], PATIO 12 15 \ 7923.7—' 90.00 COryCR n S-1 2 / E7 ORI VEW4Y / GROVEL H>$•09.1I p W 95.00 >922 T20 39 NICE) O ex 4L CO HC EryC 0E1 2 4 ]922.9 R04CHES IB-12 / / ALUM NIUM DISK I /3 CONCRETE 16129 EL E V•7922.33' , Tree Inventory Worksheet 1118 Waters Avenue Condition Scale Aspen Tree Service Tree Inventory Worksheet 1-Excellent 1111 Village Road 2-Good Carbondale,CO 81623 3-Fair (970)963-3070 4-Poor 5-Dead Tree# Species D.B.H. Condition.eccomendatio Mitigation 1 Fir 18.5 3 remove $ - 2 Spruce 19 3 retain $ 10,768.63 3 Spruce 12 4 remove $ - 4 Pine 11 3 remove $ - 5 Spruce 25 3 retain $ 18,643.75 6 Spruce 17 3 retain $ 8,620.87 7 Spruce 16 3 retain $ 7,636.48 8 Fir 17 5 remove $ 8,620.87 9 Aspen 8,8,8 2 retain $ 1,909.12 10 Aspen 11 4 remove $ - 11 Spruce 4.5 2 retain $ 604.06 12 Birch 4.4.5 2 retain $ - 13 Spruce 17 2 retain $ 8,620.87 14 Aspen 5.9 2 remove $ - 15 Birch 9,8 1 retain $ 2,500.00 (Maximum mitigation values are provided and reductions are likley possible due to condition,values could also be applied to weak trees upon forestry review) puss 605 EAST MAIN STREET ASPEN, COLORADO 81611 (t) 970/925-4755 (f) 970/920-2950 MEMORANDUM TO: Amy Guthrie City of Aspen HPC Czar CC: File FROM: Kim Weil Bill Poss and Associates Architecture and Planning,P.C. DATE: March 28, 2013 RE: Roth Remodel HPC Application ❑ ENCLOSURE 121 North 5th Street Aspen, Colorado, 81611 Dear Amy, Please find enclosed the conceptual HPC application for 121 North 5th street. This development sits on a corner lot at the juncture of 5th and West Bleeker. Because of this condition, this development is listed in the City of Aspen Building Department as 605 West Bleeker. Per HPC instructions, we have included 1 copy of the following: Attachment 1: Signed fee agreement Attachment 2: Applicants signed letter of representation Attachment 3: Current Certificate of title insurance Attachment 4: Pre-application conference summary+ HPC Land Use Application Attachment 5: Copy of HPC Ordinance 27, (Series of 1999) and HPC prior approval for the property We are providing you with 10 copies of the following: Attachment 6: Written description of the proposed development Attachment 7: 8-1/2" x 11" vicinity map locating the parcel within the city of Aspen Attachment 8: List of property owners within 300'for public hearing. Attachment 9: Wet Stamped Site improvement survey by Aspen Survey Engineers Attachment 10: Graphic Description of proposed development If there are additional materials required, please contact me at 925.4755 x 208. INVectfully submitted, m Wei Autho zed representative for 605 West Bleeker LLC. OMMUNITY DEVELOPMENT DF-PARTMENT ,Agreement to Pay ,Application Fees RECEIVE An a reement between the City of Aspen("City")and 13 Property phone No.:970.925.4755-Keith Howie, Kim Well Owner("1"): 605 West Bleaker LLC. Email: khowle(WIS lfiposs com wail ill ASPEN Address of 605 West Bleaker Billing Poss Architecture+Plan n ng l OPMENT Property: Aspen, Colorado, 81611 Address: 605 E.Maln Street (subject of (send bills here) Aspen, Colorado,81611 application) I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees Is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services Indicated. I understand that these flat fees are non-refundable. $ flat fee for $ flat fee for $ flat fee for $ flat fee for For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, It Is not possible at this time to know the full extent or total costs involved In processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that It Is impracticable for City staff to complete processing, review, and presentation of sufficient Information to enable legally required findings to be made for project consideration, unless Invoices are paid in full. The City and I understand and agree that Invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an Invoice by the City for such services. I have read, understood,and agree to the Land Use review Fee policy including consequences for non-payment. I agree to pay the following Initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the Initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ 6 deposit for ,$1.890 hours of Community Development Department staff time. Additional time above the deposit amount will be billed at$315 per hour. . $ deposit for hours of Engineering Department staff time.Additional time above the deposit amount will be billed at$265 per hour. City of Aspen: Fr e Chris Bandon Community Development Director Name:David Roth for 605 West Sleeker LLC. City Use, Title: Authorized Agent Fees Due:$ Received:$ __ _ 2011 1 1)920-5090 p0SS ARGHI EC URE•s,Pt.TINN)U C December 6, 2012 Amy Guthrie City of Aspen Historical Preservation Department 130 South Galena Street Aspen,Colorado,81611 Ices Letter of representation-Roth Remodel,605 Wedt Bleeker Street,Aspen,Colorado Dear Amy, Please accept this letter as my permission to allow the followings Kim Well+Keith Howle+other representatives of Poss Archttecture+Planning 605 Last Matti Street Aspen,Colorado,81611 970.025.4755 To act on my behalf for the above referenced project.The property in question is described as follows; Lot A Small and large Pries Subdivision, According to the Plat recorded December 15, 1999 In plat book 52 at page 19 ParcelIDf# 273512487001 Sincerely, ev David Roth 605 West Bleeker LLC 201 N.Mill Street,##203 Aspen,Colorado,81611 605 EAST MAIN STREU ASPEN,CO 81611 (t)9701025.4755 (f)4701920-2950 IWAY.81LLPOSS.001d ATrA v PITKIN COUNTY TITLE, INC. 609 E. HOPKINS, THIRD FLOOR ASPEN, CO 81611 970-925-1766/970926-6627 FAX TOLL FREE 877-217-3168 f WIRING INSTRUCTIONS_FOR ALL TRARNSACTf4N4_RgGARDING,TH.r CLOSING.QF THIS FILE. Atr,AS.FOLIQWS: ALPINE BANK-ASPEN 600 E. HOPKINS AVE. ASPEN, CO. 81611 ABA ROUTING NO. 102103407 FOR CREDIT TO: PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT ACCOUNT NO, 2021 012 333 REFERENCE:PCT23447W3/605 W MEEKER, LLC AMERICAN LAND'1'I'I'E.E ASSOC�YOr7 , COM'NMMENT 66-17-06 ' f WEST COR LAND W E LNSURANCE COBMANY camunwnwr FOR Tl=MUP"CE ROME OFFICE 201 N.New Yo-L-Asemze_Suite 200 ! f W'mf-:Park Flarida $2789 TeZephone:'.49:)629-5842 1 i •Pltkin County Title, Inc. Privacy Policy We collect nonpublic Information about you from the following sources: • Information we receive from you, such as your name, address, telephone number, or social security number; ;his Information about your transactions with us, our affiliates, or others. We receive information from your lender, attorney, real estate broker, etc.; and Information from public records We do not disclose any nonpublic personal information about our customers or former customers to anyone, except as permitted by law. We restrict access to nonpublic personal information about you to those employees who need to know that information to provide the products or services requested by you or your lender. We maintain physical, electronic, and procedural safeguards that company with appropriate federal and state regulations, z one a.kolicy, of We,steor Land Title Insurance Company Westcor band Title Insurance Company("WLTIC")values its customers and is committed to protecting the privacy of personal information,In keeping with that philosophy,we have developed a Privacy Policy,set out below,that will ensure the continued protection of your nonpublic personal information and Inform you about the measures WLTIC takes to safeguard that information, Who is Covered We provide our Privacy Policy to each customer when they purchaso an'WLTIC title insurance policy,Generally,this means that the Privacy Policy is provided to the customer'at the closing of the real estate transaction, Information Collected In the normal course of business and to provide the necessary services to our customers,we may obtain nonpublic personal information directly from the customer, from customer-related transactions,or front third parties such as our title insurance agents,lenders,appraisers,surveyors or other similar entities. Access to Infornratlon Access to all nonpublic personal information is limited to Those employees who have a need to know in order to perform their jobs,These employees include,but are not limited to,those in departments such as legal,underwrlting,claims administration and accounting, Information Sharing Generally, WLTIC does riot share nonpublic personal information that it collects wlth anyone other than its policy Issuing agents as needed to complete the real estate settlement services and issue its title insurance policy as requested by the consumer. WLTIC may share nonpublic personal information as permitted by law with entities with whom WLTIC has a Joint marketing agreement,Bntities with whom WLTIC has a joint marketing agreement have agreed to protect the Privacy of our oustome?s nonpublic personal information by utilizing similar precautions and security measures as WLTIC uses to protect this information and to use the information for lawful purposes.WLTIC,however,may share Information as required by law in response to a subpoena,to a government regulatory agency or to prevent fraud. Information Seenr•Ity WLTIC,at all times,strives to maintain the confidentiality and Integrity of the personal information in its possesslo)r and has Instituted measures to guard against its unauthorized access,We maintain physical,electronic and procedural safeguards In compliance with federal standards to protect that information, The WLTIC Privacy Policy car)also he found on MIC's website at i'v) W,tvlrfc,cam. ALTA Commitment For Title Insurance LAN*o TITLE INMURANCE COMPANY AUTHORIZED AGENT; PITKIN COUNTY TITLE, INC. 601 E. HOPKINS AVE. 3rc FLOOR ASPEN, COLORADO 81611 97970-925-1766-PHONE NE 970-926-6627-FAX 877-217-3158-TOLL FREE E-MAIL ADDRESS: TITLE MATTERS; CLOSING MATTERS: Tom Twitchell - (tomt @sopris.net) TJ Davis - (tjd @sopris.net) Joy Higens - {joy @sopris.net) Issued�By YYES .! CO "0111C9 INsvapt E CoHPAfY Home Office: 20f N.NOW York Avenge,Suite 200 Winter Perk,FL 32788 Telephone(407)628.6842 WIESTCOR UVND THE INBUMCE CONPAW ALTA Commitment Form(6-1746) COMKITIY ENT FOR TITLE INSURANCE ISSUED BY WESTCOR LAND TITLE INSURANCE COMPANY WeslcorLand Title Insurance Company, a California Corporation,("Cornpany'g,fora valuable eonsideration, hereby commits to issue Its policy or policles of title insurance, as idenlffled in Schedule A, in favor of the Proposed Insured named In Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to In Schedule A, upon payment of the prenrlums and charges and compliance with the Requirements;all subject to theprovisions of ScheduleA_and B and to the Conditionsvf this Commitment.- This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or pollcies committed for have beet:Inserted In Schedule A hereof by the Company, All liability and obligations under this Commitment shall cease and terminate within six (6) months q)?er the Effective Date or when the policy orpolicies committed for shall issue, whichever first occurs,provided that the fallure to Issue such policy orpolicies Is not the fault of the Company. The Company will provide a sample of the policy form upon request. Inr WITNESS WHEREOF, WESTCOR LAND TITLE INSU.RANC, COMPANY has caused Its colporate naive and seal to be hereunto affixed and these presents to be signed In facsimile under authority of its by-knvs on the date shown in Schedule A, Issued By: WESTCOR LAND TITLE INSURANCE COMPANY By: � \{Lkdf r„sr:k resident wartxt Attest: Ct [dLcL��� Qcuel:J Secretnr�, Countersigned: ✓ Authorized Sigmturo Co 1043+v Pitkin County Title,Ino. 601,B.Hopkins#3 Aspen,CO 81611 CONDITIONS AND STIPULATIONS 1, The term "mortgage", when used herein,shall include deed of trust, trust deed or other security instrument. 2. If tine Proposed Insured has or acquires actual knowledge of any defect,lien,encumbrance,adverse claim or, Other matter affecting the estate or Interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof,and shall fall to disclose such knowledge to the Company it,writing,tiie Company shall be relloved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company Is prejudiced by failure to so disclose such knowledge.If the Proposed Insured shall disclose such knowledge to the Compatry, or if the Company otherwise acquires actual knowledge of any such defect, lien or encumbrance, adverse claim or other matter, the Company at Its option may amend Schedule 13 of this Commitment accordingly, but such amendment shall not relieve the Company from ]lability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations, 3. Liability of the Company under this Commitment shall be only to the named Proposed Insured and such parties included under the dofinition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance Izereon in undertaking in good falth (a) to comply with the requirements hereof, or(b)to eliminate exceptions shown in Schedule 13, or(c) to acquire or create the estate or interest �or ,mortgage thereon covered by this Commitment In no event shall such liability exceed the amount stated it)Schedule A.for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the Proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment Is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actlons or rights of action that the Proposed Insured may have or may bring against the Company arising out of tho status of the title to the estate or laterest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment, 5. The policy to be issued contains an arbittation clause. All arbitrable matters when/Ite,4atount oflttsttraltce is S2,000,000.00 ol, less shall be arbitrated at the option of either ilia Conpany or lite Insured as the excirtslve remedy of the par jes You ruay review a copy of the arbitration rules at hitp,&mY.aita.org• COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective pate: April 23,2092 at 8:00 AM Case No.PCT23447W3 2. Policy or policies to be Issued: (a)ALTA Owner's Policy-(6197106) Amount$3,700,000.00 Proposed Insured: Premium$$6,495.00 605 W SLEEKER,LLC Rate:Standard (b)ALTA loan Polley-(6117106) Amount$2,775,000.00 Proposed Insured: Premium$126.00 Rate:Companion BANK OF AMERICA,N.A., ITS SUCCESSORS AND/OR ASSIGNS,AS THEIR INTEREST MAY APPEAR (c)ALTA Loan Policy-(6/17106) Amount$ Proposed Insured: Premium$ Rate: 3, Title to the FEE SIMPLE estate or interest In the land described or referred to In this Commitment Is at the effective date hereof vested in: RANDALL A.WHITMAN 4. The land referred to In this Commitment Is situated in the County of PITKIN State of COLORADO and Is described as follows: LOT A, SMALL AND LARGE FRIES SUBDIVISION,according to the Plat recorded December 16, 1909 in Plat Book 62 at Page 19. PITKIN COUNTY TITLE,INC. Schedule A-PG,1 601 E.HOPKINS,ASPEN,Co.81611 This Commitment Is invalid 070.025.1706 Phone/970-926.6627 Fax unless the Insuring 877-217.3158 Tot[Free Provislone and Schedules AUTHORIZED AGENT A and B are attached. Countersigned: SCHEDULE s-SECTION 1 REQUIREMENTS The following are the requirements to be compiled with:_ ITEM (a)Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or Interest to be Insured. ITEM (b)Proper Instruments)creating the estate or interest to be Insured must be executed and duly filed for record to-wit; 1. Copy of the Registration duly stamped by the Secretary of State of the State of evidencing registration of 605 W BLEEKER,LLC and Statement of Authority and a copy of the Operating Agreement of 605 W BLEEKER,LLC evidencing the names and addresses of the Members and/or Managers authorized to act on behalf of said Limited Liability Company. 2. Duly executed and acknowledged peed, From : RANDALL A.WHITMAN To :605 W SLEEKER,LLC 3, heed of Trust from:605 W SLEEKER, LLC to the Public Trustee of the County of PITKIN for the use of :THE LENDER TO BE INSURED HEREUNDER to secure :$2,776,000.00 4. Evidence satisfactory to the Company that the Real Estate Transfer Tax as established by Ordinance No, 20(Series of 1079)and Ordinance No. 13(Series of 1990)has been paid or exempted, 6. Certificate of nonforeign status executed by the transferor(s). (This Instrument Is not required to be recorded) 6. Completion of Form DR 1083 regarding the withholding of Colorado Tax on the sale by certaln persons, corporations and firms selling Real Property In the State of Colorado. (This Instrument is not required to be recorded) 7. Evidence satisfactory to the Company that the Declaration of Sale,Notice to County Assessor as required by H.g. 1288 has been compiled witty.(This instrument Is not required to be recorded,but must be delivered to and retained by the Assessors Office in the County in which the property Is situated) SCHEDULE B SECTION 2 EXCEPTION$ The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties In possession not shown by the public records. 2. Easements,or claims of easements,not shown by the public records. 3. Discrepancies,conflicts in boundary lines,shortage In area,encroachments,any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien,or right to a lien,for services,labor,or material heretofore or hereafter furnished,Imposed by law and not shown by the public records. 6. Defects,liens,encumbrances, adverse claims or other matters,If any,created,first appearing In the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or Interest or mortgage thereon covered by this Commitment. G. Taxes due and payable;and any tax,special assessment,charge or lien Imposed for water or sewer service or for any other special taxing district. 7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded to Book 69 at Page 361 providing as follows:"That no title shall be hereby acquired to any mine of gold,silver,cinnabar or copper or to any valid mining claim or possession held under existing laws". 8. Terms,conditions,provisions,obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Commission recorded September 13, 1999 as Reception No.435419 as Resolution No, 33, Series of 1999. 9. Terms,conditions,provisions,obligations and all matters as set forth in Resolution of the Aspen Historic Preservatlon Commission recorded September'13, 1999 as Reception No.435424 as Resolution No,39, Series of 1999. s 10. Terms,conditions,provisions,obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Commission recorded October 7, 1999 as Reception No,436337 as Resolution No.40, Series of 1999. 11. Terms,conditions,provisions and obligations as set forth In Revocable Encroachment License recorded June 6,2000 as Reception No.443696. 12, basements,rights of way and all matters as disclosed on Plat of subject property recorded December 16, 1999 In Plat Book 62 at Page 19. 13. Terms,conditions,provisions,obligations and all matters as set forth In Ordinance No.99-27,Series of 1999 by Aspen City Council recorded October 6,2000 as Reception No.447704. 14. Terms,conditions,provisions and obligations as set forth in Agreement recorded October 6,2000 as Reception No.447706, 16. Terms,conditions,provisions and obligations as set forth In Encroachment Agreement recorded October 23,2008 as Reception No.630143. 96. Encroachments of fence lines and concrete driveway as shown on improvement Survey prepared by Aspen Surrey Engineers, Ino,dated 04112 as Job 29116€=. ENDORSEMENT SCHEDULE FOR LENDERS POLICY FILE NO:PCT23447W3 BORROWER,605 W BLErEKER,LLC The following endorsements wlll be Issued in connection with the Policy to be Issued hereunder as referenced above; Form: $ Form: $ Form: $ Form: $ Form: $ Upon compliance with the requirements set forth below,the following exceptions will be deleted from the final title policy. The fee for deleting exceptions 1 thru 3 is$30.00, The fee for deleting exception 4 Is$10.00 for Residential Property and$25.00 for Commercial Property, Exception Number 5 will be deleted upon recordation of the documents called for on the Requirement Page. Exception Number 6 will be Amended to read:Taxes for the current year not yet due or payable, upon evidence eatisfactory that the Taxes for prior years have been paid In full. !VOTE:A eatisfactory affidavit and agreement Indemnifying the Company against untiled mechanic's and materialmens liens,executed by the borrower and any addltional parties deemed necessary by the Company. The company hereby reserves the right to make additional requirements as may be deemed necessary In the event adOillonal facts regarding development,construction or other building or work are disclosed to the company that may fall within any lien period as defined In the Statues of the State of Colorado,and may result In additional premiums and/or fees for such coverage and any additional requirements deemed necessary by the Company. The Company hereby reserves the right to deny any of the Above coverage's at its sole discretion. ENDORSEMENT SCHEDULE FOR OWNERS POLICY ATTACHED TO AND 13EC0MING A PART OF CASE NO: PCT23447W3 SELLER: RANDALLA.WHITMAN DUYER: 605 W BLEEKER, LLC The following endorsements will be issued in connection with the Policy to be Issued hereunder as referenced above: ENDORSEMENTS: For a fee of:$ For a fee of.$ For a fee of:$ For a fee of.$ For a fee of:$ Upon compliance with the requirements set forth beloW,the following exceptions will be deleted from the final policy. The fee for deleting exceptions 1 thru 3 with the Issuance of Form 930 is$50.00 The fee for deleting exception 4 Is$10.00 for Residential Property and$25.00 for Commercial Property. Exception Number 5 Is automatically deleted upon recordation of the documents called for on the requirement page of this commitment. Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable,upon evidence satisfactory that the Taxes for the prior year(s)have been paid. NOTE:A Satisfactory affidavit and agreement indemnifying the Company against untried mechanic's and materialmens Yens,executed by the seller and any additional parties deemed necessary by the Company.The company hereby reserves the right to make additional requirements as may be deemed necessary In the event additional facts regarding development,construction or other building or work are disclosed to the company that may fall within any lien period as defined in the Statues of the State of Colorado,and may result In additional premiums andfor fees for such coverage. NOTE:A current survey,certified by a Registered Colorado Land Surveyor must be delivered to,approved and retained by the Company for Deletion of Printed Exception No.3.(NOT REQUIRED FOR CONDOMINIUM OR TOWNHOME UNITS) ADDITIONAL INFORMATION AND DISCLOSURES The Owner's Policy to be Issued,if any shall contain the following Items in addition to the ones set forth above: (1)The Deed of Trust,if any,required under Schedule B-Section 1. (2)Water rights,claims or title to water.(NOTE~:THiS EXCEPTiON WILL APPEAR ON THE OWNER'S AND MORTGAGE;POLICY TO BE ISSUED HEREUNDER) Pursuant to insurance Regulation 89-2 NOTE:Each title entity shall notify In writing every prospective Insured in an owner's title Insurance policy for a single family residence(including a condominium or townhouse unit)(i)of that title entity's general requirements for the deletion of an exception or exclusion to coverage relating to unfiled mechanics or materlalmens liens,except when said coverage or insurance is extended to the Insured under tiie terms of the policy.A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanics' and/or Materialmen's Liens executed by the persons Indicated In the attached copy of said affidavit must be furnished to the Company. Upon receipt of these Items and any others requirements to be specified by the Company upon request,Pre-printed Item Number 4 may be deleted from the Owner's policy when Issued. Please contact the Company for further Information. NoWMIlstanding the foregoing,nothing contained In this Paragraph shall be deemed to Impose any requirement upon any title Insurer to provide mechanics or materlalmens lien coverage. NOTE:If the Company conducts the owners or loan closing under circumstances where It to responsible for the recording orfiling of legal documents from said transaction,the Company wilt be(teemed to have provided"Gap Coverage". Pursuant to Senate Bill 81-14(CRS 10-11-122) (a)The Subject Real Property may be located In a Special Taxing District; (b)A Certificate of Taxes Due listing each taxing Jurisdiction may be obtained form the County treasurer of the County Treasurer's Authorized Agent; (c)information regarding Special Districts and the boundaries of such districts may be obtained from the Hoard of County Commissioners,the County Clerk and Recorder,or the County Assessor. NOTE.,A tax Certificate or other appropriate research will be ordered from the County Treasurer/Assessor by the Company and the costs thereof charged to the proposed Insured unless written Instruction to the contrary are received by the company prior to the Issuance of the Title Policy anticipated by this Commitment, Pursuant to House Bill 091088(ORS 10-11.123) If Schedule B of your commitment for an Owner's Title policy reflects an exception for mineral Interests or leases,pursuant to CRS 10.11-123(HB 01-1088),this is to advise: (a)There Is recorded evidence that a mineral estate has been severed,leased or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest In off,gas,other minerals or geothermal energy in the property and (b)That such mineral estate may include the right to enter and use the property without the surface owners' permission. NOTE:The policy(s)of Insurance may contain a clause perrnitting arbitration of claims at the request of either the Insured or the Company.Upon request,the Company will provide a copy of this clause and the accompanying arbitration rules prior to the closing of the transaction, NOTICE!REGARDING CONSTRUCTION FINANCING:If it is not disclosed to the company that tite loan to be insured hereunder Is in fact a construction loan,any coverage given under the final policy regarding mechanic or materiaimen's liens shall be deemed void and of no effect. CITY OF ASPEN -/\nztL_ 2• :?D 13 PRE-APPLICATION CONFERENCE SUMMARY CITY OF ASPEN M ro 11 v ,.+rte, —.. ,,. ,. -'r'IT PLANNER: Amy Guthrie, 970.429.2758 DATE: 3.20.13 PROJECT: 605 W. Bleeker Street REPRESENTATIVE: Poss Architecture and Planning DESCRIPTION: 605 W. Bleeker is a landmarked property. The owner plans a remodel and has received Conceptual design approval from the Historic Preservation Commission. Final approval is needed. Final review focuses on landscape plan, lighting, fenestration and selection of new materials. The applicant must also resolve any design revisions that were conditions of Conceptual approval. A list of submittal requirements follows. Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.415.070.D.4 Historic Preservation, Major Development, Final 26.575.020 Calculations and Measurements 26.710 R-6 Zone District Review by: Staff for completeness, HPC for determination Public Hearing: Yes Referral Agencies: None Planning Fees: $1,950 for 6 billable hours (additional hours are billed at $325 per hour) Referral Agency Fees: None Total Deposit: $1,950 Total Number of Application Copies: 12 To apply, please submit 1 copy of: ❑ Signed fee agreement with payment. ❑ Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative authorized to act on behalf of the applicant. ❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. ❑ List of adjacent property owners within 300' for public hearing And 12 copies of: ❑ An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. ❑ Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. f ❑ Final drawings of all proposed structures(s) and/or addition(s) included as part of the development at 1/4" = 1.0' scale. ❑ Landscape plan. ❑ An accurate representation of all major building materials to be used in the development, depicted through samples or photographs. ❑ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. ❑ A statement, including narrative text or graphics, indicating how the final design conforms to representations made or stipulations placed as a condition of the approval of the conceptual design. Staff may request specific additional materials, including 3-D computer modeling. Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and accessibility regulations. You may contact the Building Department at 920-5090 for additional information. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. CITY OF ASPEN RECEIVED PRE-APPLICATION CONFERENCE SUMMARY qR 11�� PLANNER: Amy Guthrie, 970.429.2758 DATE: � A9 PROJECT: 121 N. Fifth Street CITY OF ASPEN REPRESENTATIVE: Keith Howie, Poss Architecture and Planning COMMUNITY NVELOPMENT DESCRIPTION: 121 N. Fifth Street is a designated landmark located in the R-6 Zone District. The lot, which is 4,500 square feet in size, was created through a Historic Landmark Lot Split approved by City Council Ordinance #27, Series of 1999. Total floor area for the property is 2,339 square feet. There are no bonuses available to increase that limit. In 2000, an addition was constructed behind the historic building. The applicant would like to remodel/replace the addition. If more than 40% of the existing structure is demolished by the project, affordable housing mitigation will be required for reconstruction. Design review will be according to the Historic Preservation Design Guidelines and the Residential Design Standards. The review is a two step process, with a Conceptual application (mass, site plan, etc.) and a Final application (materials, landscape, lighting.) Relevant Land Use Code Sectlon(s): 26.304 Common Development Review Procedures 26.410 Residential Design Standards 26.415.070.D Major Development 26.415.080 Demolition of designated historic properties 26.415.110 Benefits 26.575.020 Calculations and Measurements 26.710 R-6 Zone District Land Use Code: http://www.aspenpitkin.com/Departments/Community-Develop ent/Planninci-and-zoningfT!tle-26- Land-Use-Code/ HPC Design Guidelines: http•//www aspenpitkin com/Departments/Community-Development/Historic-Preservation/Historic- Properties/ HPC application: http://www.asr)enl)itkin.com/Portals/O/docs/Citv--/­Co dev/Apps%20 and%20 Fe es/2011%20Historic%2 OLand%20 U se%2OApp%2OForm.pdf Review by: Staff for completeness, HPC for determination of approval Public Hearing: Yes, at Conceptual and Final. Referral Agencies: None. Planning Fees: $1,890 for 6 billable hours (additional or less billable hours are at $315 per hour) Referral Agency Fees: None. Total Deposit: $1,890. RECEIVED, To apply, please submit: MAR 2 8 2013 CITY OF ASPEN ❑ Signed fee agreement, with payment. COMMUNITY OEVELQg&J%NT El Applicant's name, address and telephone number in a letter signed by the applicant w is states the name, address and telephone number of the representative authorized to act on behalf of the applicant. ❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. ❑ 10 Copies of the complete application packet and maps. ❑ An 8 112" by 11" vicinity map locating the parcel within the City of Aspen. ❑ Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. (This requirement, or any part thereof, may be waived by the Community Development Department if the project is determined not to warrant a survey document.) ❑ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards and design guidelines relevant to the development application. Please include existing conditions as well as proposed. ❑ List of adjacent property owners within 300' for public hearing • Copies of prior approvals. • Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and accessibility regulations. You may contact the Building Department at 920-5090 for additional information. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. r RECEIVED MAR 2 8 1013 ATTACHMENT 2-Historic PQd9eYQf10 lR"Use Application COMMUNITY DEVELOPMENT PROJECT: Name: ? L' r Location: ,?2ry V4 2 (Indicate street address,lot&block number or rnAetes and bounds description of property) Parcel ID# (REQUIRED) f���✓�z'' 1'4wf ' I� I APPLICANT: Name: 'fir Address: Phone REPRESENTATIVE: Name: 0 Address: arJ '" `� Phone#: Fax#• b ' 0,9 E-mail: 6 .00q �+ I 6 D �IwPa Gtr TrPlc OF APPLICATION: (please check all that apply): ❑ Historic Designation ❑ Relocation(temporary,on ❑ Certificate of No Negative Effect ❑ or off-site) ❑ Certificate of Appropriateness ❑ Demolition(total ❑ -Minor Historic Development demolition) -Major Historic Development ❑ Historic Landmark Lot Split ❑ -Conceptual Historic Development ❑ -Final Historic Development -Substantial Amendment ExISTING CONDITIONS: (description of existing buildings,uses,previous approvals,etc.) PROPOSAL: (description of proposed buildings,uses,modifications,etc. 1"�� 'r Aspen Historic Preservation Land Use Application Requirements,Updated:May 29,2007 • RECEIVED General Information MAP 2 8 71743 ary OF ASPEN COMMUNITY (EVELOPMENI Please check the appropriate boxes below and submit this page along 1171117 your application. This information will help its review your Plans and if necessagl coordinate with other agencies that may be involved. YES NO ❑ Does the work you are planning include exterior work; including additions, demolitions, new construction,remodeling,rehabilitation or restoration? ❑ Does the work you are planning include interior work; including remodeling, rehabilitation, or restoration? ❑ Do you plan other fixture changes or improvements that could be reviewed at this tune? ❑ Xi In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit,are you seeking to meet the Secretary of the Interiors Standards for Rehabilitation or restoration of a National Register of Historic Places property in order to qualify for state or federal tax credits? ❑ X If yes,are you seeking federal rehabilitation investment tax credits in conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.) ❑ If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use: 1 vHe!" ❑Rehabilitation Loan Fund ❑ Conservation Easement Program ❑Dimensional Variances ❑ Increased Density ❑Historic Landmark Lot Split ❑Waiver of Park Dedication Fees ❑ Conditional Uses ❑Exemption from Growth Management Quota System ❑Tax Credits Aspen Historic Preservation Land Use Application Requirements,Updated:May 29,2007 RECEIV4" MAR 2 8 ATTACHMENT 3- Dimensional Requirements Form CITY OF ASPEN (Item#14 on the submittal requirements key. Not necessary for all projectsw M! ! pTy[)fVELOPP.tIE�v Project: Applicant: — IWME elm ft MON 9 W& Project Location: Ono— we**r &&ft4 f iv Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area,Lot Area may be reduced for areas within the high water mark,easements,and steep slopes.Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: .C3' Proposed:___ .� Number of residential units: Existing: Number of bedrooms: Existing: Proposed•_ Proposed%of demolition: DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing lMol"1lott,able:�,�Ioposed Height Principal Bldg.: Existing j'� Allowable +��� Proposed:_L � Accessory Bldg,: Existing.-' ' ',04qq Allowable: Proposed: + On-Site parking: Evisfing: _Required: �i Propose&Z %Site coverage: Existing: Required: NA Proposed• %Open Space: Existing: Require&14A Proposed.• Front Setback: Existing: Require& Proposed.•�3• � Rear Setback: Existing: . (pt Required.•� Proposed: .k41 } Combined Front/Rear: r� Indicate N,S,E,W&J Existing: equired:��_Proposed.• Q Side Setback: (W) Existing: 'f JJ1 Required:�Proposed, 'Z,01 Side Setback: Existing: Required: Proposed Combined Sides: Existing._T.4 Required: G;Proposed• 3) Distance between Existing: -V Required.• Proposed: ' buildings: Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variances needed): f4p N& Aspen Historic Preservatioti Land Use Application Requirements,Updated:May 29,2007 M ORDINANCE No.27 (SERIES OF 1999) AN ORDINANCE OF THE•ASPtN CITY COUNCIL GRANTING APPROVAL FOR A SUBDIVISION EXEMPTION FOR AN HISTORIC LANDMARK LOT SPLIT AT 121 N.FIFTIT STREET,LOTS G, H,AND X, BLOCK 24,CITY AND TOWNSITE OF ASPEN WHEREAS,pursuant to Sections 26.88.030(A)(2)and(5) and 26.72.010(G)of the Municipal Code,an Historic Landmark Lot Split is a subdivision exemption subject to review and approval by City Council after obtaining a recommendation fiom the Historic preservation Conimissiorr(hereinafer HPC); and WHERE,AS,the applicant,Small and Large Pries,LLC,has requested to split the 9,000 square foot parcel to create ttivo separate single-family residential lots of 4,500 square feet each, and WHEREAS,pursuant to Section 26.72.010(Q)of the Municipal Code,the HPC reviewed the request for the historic lot split at a properly noticed public hearing on June 23, 1999 and recommended approval; and WHEREAS,the Conununity Development Department has reviewed the application and recommended approval of the Historic Landmark Lot Split, with conditions;and WHEREAS,the Aspen City Council has reviewed and considered the subdivision exemption under the applicable provisions of Chapters 26.72,26.8 8,and 26.100 of the Municipal Code as identified herein,lifts reviewed and considered those recommendations made by the Community Development Department,and the Historic Preservation Commission,.and has taken and considered public comment at a public hearing; and WHEREAS,the City Council finds that the Historic Landmark Lot Split,with conditions,ineets or exceeds all applicable development standards of the above referenced Municipal Code sections; and WHEREAS,the City Council finds that this Ordinance furthers and is necessary . for the public health,safety and ivelfare. NOW,THEREFORI';,BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY.OF ASPEN,COLORADO,THAT: Section 1: Pursuant to Sections 26.88.030(A)(2) and.(5), Section 26.100.050(A)(2)(e), and Section 26.72.010(0) of the Municipal Code, and subject to those conditions of i r t approval as specified herein, the City Council finds as follows in regard to the subdivision exemption; 1.. The applicant's submission is complete and sufficient to afford review and evaluation for approval; and 2. -The subdivision exemption is consistent with the purposes of subdivision as outlhicd in Section 26.88.010 of the Municipal Code,which purposes include: assist in the orderly and efficient development of the City; ensure the proper distribution of development; encourage the well-planned subdivision of land by establishing standards for the design of a subdivision; improve land records and survey monuments by establishing standards for surveys and plats. coordinate the construction of public facilities with the need for public facilities; safeguard the interests of the public and the subdivider and provide consumer protection for the purchaser; and,promote the health,safety and general welfare of the residents of the City of Aspen. tSectlon 2: Pursuant to the findings set forth in Section 1,above,the City Council does hereby grant an Distoric Landmark Lot Split subdivision exemption for 121 N. Fifth Street with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty(180) days of final approval by City Council.-failure to record the plat and subdivision exemption*agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum,the subdivision plat shall: a. Meet the requirements of Section 26.88,040(D)(1)(a) and (D)(2)(a) of the Aspen Municipal Code; b. Contain a plat note stating that development of Lot D shall be required to mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c) of the Municipal Code; c. Contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code iii effect at the time of application; d. The two lots created by this lot split shall have a total allowable base FAR,on both lots combined, equal -to 4,580 square feet of floor area prior to consideration of potentially applicable lot area reductions (i.e., slopes, access t easements, etc.),- The applicant shall vet•ify with the City Zoning Officer the total allowable FAR on each lot,taking into account any and all applicable lot area reductions.- The property shall be subdivided into two parcels, Lots A and B, each 4,500 square feet in size. Provided it is found by the Zoning Officer that no lot area reductions are required,.the maximum allowable FAR on Lot A will be 2,339 st (including a 500 square foot floor area bonus) and 2,241 square feet of floor area on Lot B.- The information verified by the City Zoning Officer sliall be included on the plat,as a plat note; e. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district,except the variances approved by the HPC. f. That Lots A and B are designated historic landmarks and must receive HPC approval for all development in accordance with Section 26.72 of the Municipal Code,as well at Section 26.58,the"Residential Design Standards," 2. As a niHinuin, the subdivision exemption agreement shall include the elements outlined in Section 26.88.050 of the Aspen Municipal Code, and shall meet the recording and tinning requirements described in Section 26.88.030(A)(2)(e). �. }encroachments - At the time of redevelopment, the encroaclunents must be .removed fi•om the public right-of-way,relocated,or licensed. 4. Sidewalk,_Curb and Gutter -The site is located in the West End where sidewalks are excluded from being built at this tithe. However the"Pedestrian Walkway and Bikeway System Plan"does indicate that there should be pedestrian usable space off of the street surface. Therefore,the plat needs to indicate a five foot wide pedestrian usable space located 7.5' florn the pioperty line and with a five foot buffer for snow storage. Any curb and gutter sections in need of replacement must be replaced prior to issuance of a certificate of occupancy. The applicant needs.to sign a sidewalk construction agreement, and pay recording fees,prior to issuance of a certificate of occupancy for new construction. 5. Site Drainage The existing City storm drainage infiashuctu a system does not have additional capacity to convey increased storm runoff. The site development approvals must include the requirement of meeting tunofff design standards of the Land Use Code at Sec. 26,88.040,C.4.f and a requirement that the building permit application include a drainage mitigation plan(24"x36"size plan sheet or on the lot grading plan)and a report sighed and stamped by an engineer registered in the State of Colorado, submitted as part of the building and site plan, as well as a-tetrrporary sediment control arrd containment plan for the construction phase. If drywells ara an acceptable solution for site drainage, a soils report must be provided with ' t percolation test to verify the feasibility of this type system. Drywells may not be placed within utility easements. The foundation drainage system should be separate from storm drainage,must be detained on site,and must be shown on drainage plans prior to permit drawings. These requirements must be met prior to acceptance of a building permit application. 6. Work in the Public Right-of way-Given the continuous problems of unapproved work and development in public rights-of-way adjacent to private property, we advise the applicant as follows: The applicant inust receive approval from city engineering(920-5080) for design of improvements, including landscaping, within public rights-of-way, parks department (920-5120) for vegetation species and for public trail disturbance, and streets department(920.5130).foir mailboxes,street and alley cuts,and shall obtain permits for any work or development, including landscaping, within public rights- of-way fi�om the city community development department. 7. All material representations made by the applicant in this application and during public hearings with the HPC and City Council shall be adhered to and shall be 'considered conditions of approval, unless otherwise amended by HPC or City Council. 8. That the construction of a new single-family dwelling on Lot B created through this Historic Landmark Lot: Split pursuant to section 26,88,030(A)(5) shall be exempted by the Conununity Development Director from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development cellings, in accordance with Section 26.100.050(A)(2)(e).. Sectloai-3: If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such provision and such holding shall not affect the validity of tile reins aining portions thereof, ,Reetion 4: This Ordinance shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of tine ordinances repealed or amended as herein provided,and the same shall be conducted and= - - - - concluded under such prior ordinances, Section 5: A public hearing on the Ordinance-was held on the 12th day of July, 1999 at 5:00 P,M, in the City Council Chambers,Aspen City hall,'Aspen Colorado, fifteen (15) clays prior to which hearing a public notice of the same was published once in a newspaper of general circulation within the City of Aspen, 4 INTRODUCED, READ AND ORDERED PUBLISHED as provided by taw, by the City Council of the City of Aspen on the 28th day'of Jute, 1999. Rachel E.Richards,Mayor ATTEST: Kathryn S. Koch, City Cleric APPROVED AS TO FORM: John Worcester,City Attomey FINALLY,adopted,passed and approved this 12th day of July, 1999. Rachel R. Richards,Mayor ATTEST: Kathryn S.Koch, City Clerk i RESOLUTION Or THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT,PARTIAL DEMOLITION,ON-SITE RELOCATION,RCSWENTIAL DESIGN REVIEW AND VARIANCES TO REMODEL A HISTORIC HOUSE AT 121 N.FIFTH STREET, CITY AND,TOWNSI!;TE OE ASPEN,COLORADO RESOLUTION NO. _,SERIES OF 1999 WHEREAS, the applicant, Sinall and Large Fries, LLC, represented by Mary Holley, has requested final approval, partial demolition, on-site relocation, residential design review,and variances for the property located at 121 N. Fifth Street, the east V2 of Lot H and Lot 1,Block 24, City and Townsite of Aspen. The property is a designated landmark. The project-involves removing non-historic additions to the house, restoration of the original cottage, and construction of a new addition.to the rear of the cottage; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72,010(0) of the'Aspen Land Use'Code in order for HPC to grant approval, nainely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale•atid site plan with designated historic structures Iocated on the parcel and with development on adjacent parcels when the subject site is in a "II," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square€eet or the allowed site coverage by up to five(5)percent,HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling writs pursuant to Section 26.40.090(8)(2). 2. Standard: The proposed development reflects.and is consistent 'With the character of the neighborhood of the parcel proposed for development. '3, Standard: The proposed development enhances or does not detract frorn the historic significance of designated historic structures located on tho parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development eidiances or does not diminish front the architectural character or integrity of a designated historic structure or part thereof; and • � t YaIERE AS, all applications for partial demolition of ally structure included in the Inventory of Historic Sites and Structures of the City of Aspen,.or any structure within an "H" Historic Overlay district, must inect all of the Development Review Standards of Section 26.72.020(C) of the Aspen Land Use Code in order for,HPC to grant approval, namely; 1.Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the struchue, or the structure does not contribute to the historic significance of the parcel;and 2,Staudai,d: The applicant has mitigated, to flee greatest extent-possible; a.Impaets on the historic significance of the structure or strictures located on the parcel by limiting demolition of original or significant features and additions, b.Inipacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure;and WI[Ei RE AS, all applications for on-site relocation of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an "H" Historic Overlay district, imist meet all of the following Development Review Standards of Section 26.72.020(D)(2),(3), and (4) of the Aspen Land Use Code in order for HPC to grant approval,namely: 1.Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure,and the historic,integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation; and 2.8tandard; 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 3.Standar•d: A relocation plan shall be submitted, including posting 4 bond or other financial security with the engineering department,as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infiastructure connections. The receiving site shall be prepared in advance of the physical relocation;and WIIEfREAS,all applications for appeal froin the Residential Design Standards of Section 26.58.040 must meet one of the following statements in order for the Design Review i Appeal Committee or other decision making administrative body to grant an exception, namely the proposal must: a) yield greater compliance with the goals of the Aspen Area Community Plan; . b) more effectively address the issue or problem a given standard or provision responds to;or c) be clearly-necessary for reasons of fairness related to wiusdal site specific constraints,and WHEREAS, Amy Gutlu'ic, in her staff report dated August 25, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions;and WHEREAS, at their regular meeting on August 25, .1999, the Historic Preservation Cofnmission considered the application, found the application to ineet the standards, and .approved the application with conditions by a vote of 7 to 0. THEREFORE,BE IT RESOLVED: That final approval, partial demolition, on-site relocation, variances', and Residential Design Standards review for 121 N. Fifth Street,the cast 1/2 of Lot H and Lot I, Block 24, City and Townsite of Aspen, as presented at the August 25, 1999 meeting, be approved with the following conditions: 1, The peonies, lilac, and yellow rose bush are typical of 'Victorian era properties in Aspen and should be retained, They may be transplanted if necessary because the house is being relocated, but they should be replaced around the house in the same manner that they currently exist. (Note that'this is an advisory condition.) 2. The location of the front door along W. Bleeker Street will heed to be confirmed to the extent possible by framing evidence(once construction begins) and photographs. 3. The design of the front door must be based on a historic example that exists in town, with drawings to be approved by staff and monitor. 4. All existing historic windows in the house must ba retained. Where the historic windows have previously been removed,new replacement windows must match what existed originally,as shown in the drawings. 5. The HPC has granted the following variances: a 7' combined fiont and rear yard setback variance, a 2.3' west sideyard-setback variance, a 3' west sideyard setback variance for lightwells, a P east sideyard setback variance, and a 3.3' combined sideyard setback variance, finding that the variances arc needed to place the bulk of the new construction as far back fi'om the historic•house as possible, and to acconunodate the width of the existing structure, and are compatible with the historic landmark and the neighborhood. 6. HPC must discuss the new foundation treatment,which is proposed to be clapboards and copper flashing, 7. HPC staff and monitor must approve the type and location of all exterior lighting fixtures when selected. 8. New flues may be added in the location shown on the approved drawings. The flues shall be metal pipe, detailed in the manner typical of miner's cottages and approved by staff and monitor.A masonry,clapboard, or metal sided stack is not approved. 9. Provide a relocation plain, detailing how the house will be securely stored during relocation(windows covered with plywood,fencing around the building),and a letter. of credit in the amount of'$30,000 with submittal-for building permit. 10. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic Douse are to be renioved as part of the renovation. 11, gubmit 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. 12.No elements are to be added to the historic house that did not previously-exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 13. There shall be.no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 14. The preservation plan described above, as well as the language of conditions 1-5, 7-9, 13 and 14 will be required to be printed oil the cover sheet of the building pei it plan set and all other prints made for the purpose of construction. 15. 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 pait of ilie 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. 16.All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval,unless otherwise amended by other conditions. APPROVED BY THE COMMISSION at its regular ineeting on the 25th day of August, 1999. Approved as to Forjn:. David Ifoefer,Assistant City Attorney Approved as to Content. HISTORIC F.RE SE IiVATIOr COMMISSION Smannah Reid, Chairman •ATTEST: Kathy Strieldand,Chief Deputy Clerk pass D 605 EAST MAIN STREET ASPEN, COLORADO 81611 (t) 970/925-4755 (f) 970/920-2950 (lir ." _5 "2 MEMORANDUM CITY OF T0: Amy Guthrie COMMUNITY DEVELOPMENT City of Aspen R42 r tlrG�p#I7 . CC: File ��� REC"TIVED FROM: Keith Howie MAR 2 8 2013 Bill Poss and Associates Architecture and Planning,P.C. DATE: CITY OF ASPEN COMMUNITY DEVELOPMENT RE: Roth Remodel HPC Application ❑ ENCLOSURE 121 North 5th Street Aspen, Colorado, 81611 1.Project Location The project is located at the corner of fifth and West Bleeker Streets in the West end of Aspen.This development sits on the corner of 5th and West Bleeker. Because of this condition, this development is listed in the City of Aspen Building Department as 605 West Bleeker. z. Legal Address The legal address of the property is Lot A, Small and Large Fries Subdivision, according to the Plat recorded December i5th,1999, in plat book 52 at page ig 3.Project History This property is known as the Harold Ross cottage. A history of the development of the property was included in the HPC Conceptual application, provided by Mary Avjian Architects, who performed the original renovation in sggg.The original house is currently a Historically Designated landmark. 4. Neighborhood Context The neighborhood context consists of single family residences. These houses consist of both new and remodeled older houses, some historic and some not. The project site is one block off Main Street, so that there are some larger lodge structures in close proximity to the site.The neighborhood has mature landscaping,consisting of mature cottonwood,Aspen,Spruce,and Pine trees. 4. New Development This project involves restoration of the exterior of the original cottage, partial demolition and renovation of the z999 addition and a sggg connecting element in the back of the original house, and renovation of the interior of the historic house and new addition. 5. New Development Description In the new development we are changing the roof lines and volumes of the back addition of sggg. Even though we understand the intent of the z999 addition (i.e. house and carriage house concept), it is our opinion that the similar volumes of the 3.999 addition cloud the perception between what is original and what is the addition. In a true "house and carriage house" scenario, the main house would be larger than the carriage house and usually more ornate, not as currently existing with the carriage house larger than the main house. The new design takes a different approach to adding a similar type volume onto the existing structure. In this design we are separating the new addition from the original house in both form and materials. Since the original typology of the "Miners cottage" was a stand-alone building, we are returning the original cottage to this concept. We feel the proposed development is poss : compatible in massing,volume,with the historic structure located on the parcel and with development on adjacent parcels. The proposed development reinforces the historic significance of original historic structure by clearly defining what is historic and what is new and does not diminish the architectural character or integrity of the historic structure. We are proposing these design ideas for the new addition to reinforce this idea. a.Glass Gasket This glass gasket appears on two sides of the house at the end of the original house walls.The gasket is a twenty-four inch window and skylight that separates the original house from the new addition. This gasket shows the exact footprint of the original house and gives the historic house prominence. b. Flat roof Connector We have replaced the low sloped pitches roof with a flat roof where the new addition meets the original house.We feel that making this element a different roof form further shows the difference between old and new. c.Screened Volume We have kept the main gable form of the back addition to mimic the gable forms of the original house. We are proposing a slatted wood screen to clad the new volume. By using a matte finish material (natural 1pe wood that weathers to a silver grey color)for the wood screen, we are attempting to have the addition recede to give prominence to the original house. The new addition will be two foot, three inches taller than the existing gable form. d.Addition of a modern canopy to the front of the Historic House In the conceptual HPC review, staff decided that adding a new porch to the original house was not historic. To provide cover at the front entry of the original house, we are proposing a s-z/z" sloped laminated glass canopy that extends out from the entry wall. This canopy would sit in between the fascia and the top of the door.We have attempted to make the canopy as minimal as possible while still providing cover from the elements. _HPC Design Guidelines Chapter:L Streetscape and Lot Features 1.1 Preserve original fences Existing: There currently does not exist any original fencing on the project. Proposed: See sections 2.2 and 1.3 1.2 Replacement Fences Existing: There currently exists a thirty inch high white picket fence along the front and fifth street side of the property and a six foot tall white picket fence that encloses a hot tub on the alley(south)side of the property. Proposed: We are proposing to remove the six foot tall white picket fence on the south side of the property and to replace the smaller thirty inch fence with an open weave steel or cast iron. We feel that the iron fence would be more consistent with the original house and will allow views into the yard. We will look at straightening the fence line along 5th street.A design for the fence will be included in the HPC Final submission package. poss 1.3 Transparent Fencing See section 1.2 above 1.4 New Fence Components See section 1.2 above 1.5 Side Yard Fences Existing: There currently exists a side yard fence between our project site and the house next door (6og West Bleeker)that was constructed by the property owner on 6og West Bleeker. Proposed: This fence will remain as it is on the property of 6og West Bleeker. 1.6 Replacement of Side yard Fencing See section 1.5 above Retaining walls 1.7 Preserve original retaining walls 1.8 Maintain Historic heights This section does not apply as there are no retaining walls Walkways 1.9 Maintain the established progression of public to private spaces. Existing: There currently exists a curving walkway up to the original house(please refer to survey) Proposed: The existing walkway will be replaced with a straight walkway that will go between the current side conifer trees on the north side of the property.This new path will be stone, species to be determined. Please refer to the new landscape plan. The side walkway that connects the existing side terrace to the street will be removed. The existing side terrace will remain. Private Yard 1.10 Preserve Historic Elements of the yard. Existing: There is sparse low groundcover(not sod) under the tree canopy in the current front yard there is sod and planted flower beds outside the current front fencing. Proposed: In the front yard it is desired to plant sod, but because of the dense coniferous tree canopy, only acid (from the pine needles) resistant plants will survive. We are consulting with a landscape architect and will submit a landscape plan at final HPC review for this area. 1.11 Preservation of mature landscaping. Existing: There are numerous mature Pine and Aspen trees on the site. Proposed: It is the intent to thin out the mature conifer trees on the northeast corner of the property. We have hired an arborist to evaluate the trees and he has recommended that we remove 3 trees.We have included the arborist report in the application. 1.12 Maintain Historic planting designs Existing: There is currently no historic planting design. Proposed: A new landscape plan taking into account historical precedents will be submitted at the HPC Final review. 1.13 Revisions should be consistent with Historic context See section 1.12 above poss 1.14 Additions to the landscape interfering with Historic elements Existing: There are numerous mature Pine and Aspen trees on the site Proposed: No landscape elements that would obscure the original historic house will be planted.A landscape plan will be submitted for the HPC Final review. Site Lighting 1.15 Minimize the effects of site lighting Existing: The only lighting is surface mounted lighting on the existing structure at code mandated locations Proposed: The only lighting will be on the structure and will conform to the City of Aspen lighting code.The only light locations will be locations mandated by code. Streetscape 1.16 Preserve historically significant landscape designs and features Existing: There are numerous mature pine and Aspen trees on the site, but none would be deemed historically significant. There are no historically significant landscape designs on the existing site. Proposed: Please see section 1.11 and 1.12 1.17 Maintain historic irrigation ditches Existing: There currently exists a small irrigation ditch on the east side of the property on 5th street. This ditch is in the City of Aspen right-of-way. Proposed: The ditch is not on the owner's property,so the ditch will remain in current location. Chapter io- Building Additions Existing Additions 10.1 Preserve and older addition that has achieved historic significance in its own right Existing: There is no older addition to preserve. The 1999 addition is not historically significant. Proposed: A new addition is proposed to the rear of the original historic house. 10.2 A more recent addition that is not historically significant may be removed Existing: There is a non-historic HPC approved addition from 1999. Proposed: The lggg addition will be removed and replaced with a new addition. New Additions 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained Existing: There is a non-historic addition from 1999. Proposed: The new addition uses a gable form to mimic the historic house but changes roof forms at the link structure to separate the historic house from the new addition. There will also be a change in materials between the historic house and new addition. We are proposing this change to clearly demonstrate what is historic and what is new. 10.4 Design a new addition to be recognized as a product of its own time Existing: There is a non-historic addition from 1999 Proposed: The lggg addition will be removed.The new addition is designed to be a product of its own time. The change in materials of the new addition clearly demonstrates what is historic and what is new. poss 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street Existing: There is a non-historic addition from 1999• Proposed: The new addition will use the current alignment of the 1999 addition. This alignment is on the grid of the original house and City of Aspen grid pattern. 1o.6 Design an addition to be compatible in size and scale with the main building Existing: There is a non-historic addition from 1999. Proposed: The new addition is consistent with the size of the existing HPC approved 1999 addition. We have a nine foot separation between the historic house and the new addition. We have attempted to make the new addition as small as possible and have added a wood screen to the new addition to attempt to make the addition recede when compared to the original house. 10.7 If it is necessary to design an addition that is taller than the historic building, set it back substantially from the significant facades and use a "connector" to link it to the historic building. Existing: There is a non-historic addition from 1999 Proposed: In the 2999 addition there is a low pitched roof connecting element that is set back from the original house.We are changing the"connector"roof to a flat roof. We feel that changing this roof form distinguishes the original house more from the new addition. We will keep the current wall arrangement that sets back the connector from the original house We are adding a glass"gasket"on both sides of the original house to further separate the original house from the new addition. We have a nine foot separation between the historic house and the new addition. 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 Existing: There is a non-historic addition from 1999• Proposed: The new addition is located at the rear of the property and is separated as much as the current FAR constraints will allow. The original house will be painted an off-white color with a dark color in the gable ends. The new addition will have a dark grey cement panel connector and an Ipe wood screen that will weather to a silver grey color. We are using these colors and materials to make the new addition recede in prominence when compared to the off-white painted original house. 10.9 Roof forms should be similar to those of the historic building. Existing: There are gable roofs on the original house. Proposed: The principle form of the new addition is a gable roof, which mimics the historic house. This roof will be clad in a standing seam grey metal.The change in materials and forms clearly demonstrates what is historic and what is new rather than mimicking the original house in a larger scale. poss 10.10 Design and addition to a historic structure such that it will not destroy or obscure historically important architectural features Existing: There is a non-historic addition from 1ggg. Proposed: The location and materials of the original historic house will not be disturbed. The new connector pulls back from the walls of the original house and a window has been placed against the historic house to reinforce this separation. The only changes to the historic house will be a new modern front canopy (if approved) a new wood shingle roof, (the current roof is at the end of its lifespan),and a new paint scheme for the house. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. Existing: There is a non-historic HPC approved addition from 1999 with similar siding treatments. Proposed: The new addition has materials that do not mimic the historic purpose. We feel that mimicking the original materials only blurs the distinction between old and new. We are proposing different, but complementary materials to differentiate what is historic and what is new. Rooftop Additions 10.12 When constructing a rooftop addition,keep the mass and scale subordinate to that of a historic building Existing: There is no rooftop deck on current addition. Proposed: There will be a rooftop deck that does not overhang the lower floors of the project.This deck is tucked in behind the roof ridge of the historic house. The only part of this deck that is visible from the street is the glass railing separating the historic house from the new addition. The deck will have outdoor furniture. This furniture will be hidden from Stn street view behind the existing gable of the historic house. 10.13 Set a rooftop addition back from the front of the building. Existing: There is a non-historic addition from 1999 Proposed: Refer to 10.12 10.14 The roof form and slope of the new addition should be in character with the historic building Existing: There is a non-historic addition from 1999. Proposed: The principal roof form of the new addition is a gable roof and consistent with the roof forms on the historic house. pons Concerns from HPC Conceptual review s. Non historic front porch to be removed from design—Applicant to suggest alternative The proposed front porch has been removed from and replaced with a slightly sloped z- z/z" thick laminated glass canopy. We have designed the canopy not to touch the fascia, front door and casing, and window and window casing. This leaves approximately 5" to position between these two elements. We want the canopy to appear as minimal and transparent as possible. z. Separation of new addition from historic house. The main form of the existing addition has a io'separation from the historic house.The conceptual design had the main form separated from the historic house by io', but a new stair element on the side of the principal form reduced this separation to 6'-6".The HPC staff wanted to see more separation between the historic house and the new addition to reinforce the link between these two structures. We have relocated the main gable form 2'-6" farther away from the historic house. This is as far we can go based on our available FAR limit for the property. To move the addition we are not using the existing foundations and creating some new foundation walls to accommodate this change. 3. Glass box stair design At the HPC conceptual review, staff felt that the 3 sided glass box would produce light pollution towards 5th street and the east wall of the stair was too close to the east wall of the exterior link wall fronting 5th street. We have reconfigured the stair and moved the east wall back from 5th street 2'-6", giving more prominence to the link from 5th street. We have also made the stair wall on 5th street solid to not allow light pollution out to 5th street.We feel that that these design changes will satisfy the concerns in this area of the design. Materials The material palette on the addition will be as follows: A. Primary Gable Form The primary gable form will be clad in a spaced ipe wood screen.This wood screen will Sit z-z/z" off the face of the form and be attached to the form with vertical mill finish aluminum channels. The ipe will be left natural and unfinished and will weather to a matte silver grey color. Under the ipe screen there will be light grey colored stucco between the vertical channels. B. Link Form The link form will be clad in a medium grey cement panel. This material is also used on the garage form. The panels will be large panels (30"wide by 8'tall) and arranged in a vertical orientation. The vertical orientation contrasts the horizontal siding of the historic house. C. West Elevation Volume The volume under the exterior deck will be clad in a spaced wood siding on black metal vertical batten strips. This siding will be a medium brown color with a black air infiltration barrier under the batten strips. pass D. Gable roof The gable roof form will be clad in a dark metal standing seam with a 3.6"modular.The verticality of the standing seam will contrast with the horizontality of the wood shingle roofing of the historic house E. Link roof The link roof will not be visible from the street. This roof will be a ballasted roof with black washed smooth stones to be used as the ballast. F. Link railing and deck railing The link and deck railing will be 1/z" tempered clear glass railing. The railings will be attached to the deck with a side mounted mill finish aluminum standoff. There will be no solid railing top cap. We feel that this is the transparent railing solution when viewed from S`h street. E. Upper level exterior Deck The exterior deck will be clad with ipe decking that will be left unstained to weather naturally to a silver grey color. G. Master Bedroom window and stair window material The cladding around the 2 window areas will be a dark grey painted metal cladding laid in a large vertical panel pattern with flat seams. H. Window Cladding color The window cladding color will be a mill finish aluminum(matte silver)color Summation With the new addition to the property we feel they the proposed development is compatible in massing, volume, with the historic structure located on the parcel and with development on adjacent parcels. The proposed development reinforces the historic significance of original historic structure by clearly defining what is historic and structure.We ask that HPC grant conceptual approval of this project. 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