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HomeMy WebLinkAbout#landuse case.HP.205 S Spring St.0028.2011.ahpc THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0028.2011.AHPC PARCEL ID NUMBERS 2737 18 2 12 002 PROJECTS ADDRESS 205 S SPRING ST PLANNER AMY SIMON CASE DESCRIPTION FINAL MAJOR DEVELOPMENT REPRESENTATIVE MITCH HAAS DATE OF FINAL ACTION 12/16/2011 CLOSED BY ANGELA SCOREY ON: 3.30.15 n© 28 • Zd • A{-t-P C. 2-737-, 2- 00 2 jr' g F; Fije fditReo�d Navigate Form ,Reports Format Tab Help r ' 4 FF�gfrF M �m 5z ,'' A d { .�JJmp .m?e.a� - riS44W- =;Routing Status J Fees„)Fee Summarp Ellam Act ons J Attachments�Routing H ory l Valuation,�Arch�Eng Custom Fens Sub Pemuts°(Pazcek ahpc (ve Peimt type, Aspn Historic Land Use Permd#00282011 AHPC Rddr�ess 05 S SPRING ST AptJAste 3 o S P te CO Zi 81611 cr � � �. Maier perms Routuig queue aslu07 App4ed 013112D11 I g . IS Project Status,pending Approved I �y Descriptor FINAL MAJOR DEVELOPMENT AND RESIDENTIAL DESIGN RENEW-BERG PROPERTY Issued PLEASE BILL AGAINST PERMIT 0014.2011.AHPC CbsedjFinal Submlted MITCH HAAS 925 7819 Chock Running Days' Ezpses 1/112D12 i i6 � ti. Sutmutted via ... ..:�� ........Owner , rs i, _. �.. Last name HILLS Fast name GREGORY 8 JANE 314 S GALENA ASPEN CO 81611 Phone_(970)92D•4988 Address'. A;PIicant _ Er C Owner is applicant? ❑Contractor is applicant? Last name HLLS First name GREGORY 6 JANE 314 S GALENA ASPEN CO 81611 € Phone (970)920-4988 Cust#26031 Address Lender ........:..__ . .. ;.. Last name-j j First name' i Phone iO - Address 71, ”' � & a' � jjAsper�iob5(setveaj angelas. l,of T foo Lc s 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. 635E Hopkins LLC c/o Greg Hills 532 E. Hopkins Avenue, Aspen, CO 81611, Property Owner's Name, Mailing Address 205 S Spring Street, Lots H & I, Block 99, City and Townsite of Aspen, Colorado. Legal Description and Street Address of Subject Property The applicant received Final Major Development, Conditional Use and Variance approval for a restoration to the existing Victorian house and construction of a new residential unit on the same site. Written Description of the Site Specific Plan and/or Attachment Describing Plan HPC granted approval via Resolution #19, Series of 2011 on December 14, 2011. Land Use Approval(s) Received and Dates(Attach Final Ordinances or Resolutions) December 22 2011 Effective Date of Development Order(Same as date of publication of notice of approval.) December 22 2014 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 16th day of December, 2011, by the City of Aspen Community Development Director. Chris Bendon, Community evelopment Director PUBLIC NOTICE Of DEVELOPMENT APPROVAL 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 pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following legally described property: 205 S. Spring Street, Lots H & I, Block 99, City and Townsite of Aspen, County of Pitkin, State of Colorado, Parcel ID No.2737-182-12- 002, by order of the City of Aspen Historic Preservation Commission via Resolution #19, Series of 2011, approved on December 14, 2011. The Applicant received Final Major Development, Conditional Use and Variance approval for a restoration to the existing Victorian house and construction of a new residential unit on the same site. For further information contact Amy Guthrie, at the City of Aspen Community Development Dept. 130 S. Galena St, Aspen, Colorado (970) 429-2758. s/ City of Aspen Published in The Aspen Times on December 22, 2011 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.070 AND CHAPTER 26.306 ASPEN LAND USE CODE ADDRESS OF PROPERTY: Aspen, CO J STATE OF COLORADO ) ss. County of Pitkin ) 1, 4 (name, please print) being or repres6nting 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) or S'e'ction 26.306.010 (E) of the Aspen Land Use.Code in the following manner: t , 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 fourteen (14) days after final approval of a site specific development plan. A copy of the publication is attached hereto. 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 no later than fifteen (15) days after an Interpretation has been rendered. A copy of the publication is attached hereto. ignature The foregoing "Affidavit of Notice"was acknowledged before me this 2-?-day of , 20tL, by ,I- Z-4 0_5e_ : PUBLIC NOTICE P�. Y, WITNESS MY HAND AND OFFICIAL SEAL `DEVELOPMENT APPROVAL ,•�� Notice is hereby given to the general public of the P-; fA• a approval of ap its specific development plan,and T9! : My commission expires: the creation r a vested property right pursuant to r the Land Usl;l�Code of the City of Aspen and Title .�'�" tih�l7 3 24,Article 6'S,Colorado Revised Statutes,pertain- ing to the fgllowing legally described property:"205 J S.Spring Street,Lots H&I,Block 99,City and .+`� , Townsile of Aspen,County of Pitkin,State of Colo- rado,Parcel ID No.2737-182-12-002,by order of f'` �r• otary Public the City of Aspen Historic Preservation Commis- e . Sion via Resolution#19,Series of 2011,approved - 4 on December 14,2011. TheApplicant received Final Major Development,Conditional Use and Variance approval for a restoration to the existing Victorian house and construction of a new residen- tial unit on the same site. For further information ATTACHMENTS contact Amy Guthrie,at the City of Aspen Commu- nits Development Dept.130 s.Galena y Aspen' COPY OF THE PUBLICATION • Colorado(970)429-2758_ S/City of Aspen Published in The Aspen Times Weekly on Decem- ber22,2011. [7365022] r . A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MAJOR DEVELOPMENT (FINAL),CONDITIONAL USE AND VARIANCES APPROVAL FOR THE PROPERTY LOCATED AT 205 S. SPRING STREET,LOTS H & I, BLOCK 99,CITY AND TOWNSITE OF ASPEN,COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #19, SERIES OF 2011 PARCEL ID: 2737-182-12-002 WHEREAS, the applicant, 635 E. Hopkins, LLC, represented by Oz Architecture and Haas Land Planning, has requested HPC Major Development (Final), Conditional Use and Variance approval for the property located at 205 S. Spring Street, Lots H & 1, Block 99, City and Townsite of Aspen, County of Pitkin, State of Colorado; 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.I.a, 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,the HPC may approve variances to the Residential Design Standard Variances according to Section 26.410.020(D)(2).. HPC must make a finding that a variance: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, 205 S. Spring Street RECEPTION#: 585434, 12/28/2011 at HPC Resolution #19, Series of 2011 03:52:18 PM, 1 OF 4, R $26.00 Doc Code RESOLUTION page 1 of 4 Janice K.Vos Caudill, Pitkin County, CO or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints; and WHEREAS, HPC may grant parking variances based on the review standards of Section 26.415.110.C; and WHEREAS,Conditional Use approval may be granted upon a finding that the criteria of Section 26.425.040 are met; and WHEREAS, Amy Guthrie; in her staff report to HPC dated December 14, 2011, performed an analysis of the application based on the standards, found that the review standards had been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on December 14, 2011, the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and recommended approval with conditions by a vote of 5 to 0. NOW,THEREFORE, BE IT RESOLVED: That HPC hereby grants HPC Major Development (Final), Conditional Use and Variances for the property located at 205 S. Spring Street with the following conditions: 1. The following variances were approved at Conceptual: a 500 square foot FAR bonus, a 7' reduction in the front yard (Hopkins) setback, a 5' reduction in the combined sideyard setback and a waiver of the Residential Design Standards for "Street oriented entrance and principal window." 2. The following variances are approved at Final: an S' reduction in the rear yard setback for the new structure as represented on the approved site plan, a waiver of one on-site parking space for each of the 2 residential units and a waiver of the Residential Design Standards for"Windows." 3. Conditional Use for a duplex is approved. 4. Revise the restoration plans to accurately restore windows, doors and the chimney on the Victorian for staff and monitor review. 5. The amendments to materials and windows as represented on Sheet H-7, submitted at the hearing as Exhibit II are approved. 6. Provide a final set of drawings to eliminate minor inconsistencies in the elevations, for review and approval by staff and monitor. 7. Provide a final landscape plan to simplify the design, restudy the fencing and eliminate minor inconsistencies between Sheets H-2, H-4, and the Conceptual landscape plan, for review and approval by staff and monitor. 8. A report from a licensed engineer or architect demonstrating that the house and shed can be moved must be submitted with the building permit application. 205 S. Spring Street HPC Resolution#19, Series of 2011 Page 2 of 4 9. A bond, letter of credit or cashier's check in the amount of $15,000 to insure the safe relocation of the house and shed must be submitted with the building permit application. 10. 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: 205 S. Spring Street, Lots H & I, Block 99, City and Townsite of Aspen, County of Pitkin, State of Colorado. Nothing in this approval shall exempt the development order1rom 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. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of December, 2011. AnnMullins,Vice-Cha r 205 S. Spring Street HPC Resolution #19, Series of 2011 Page 3 of 4 Approved as to Form: True, Special Counsel ATTEST Kathy StricIdand,Chief Deputy Cler 205 S. Spring Street HPC Resolution #19, Series of 2011 Page 4 of 4 s MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 205 S. Spring Street- Final Major Development, Conditional Use and Variances- Public Hearing ' T DATE: December 14, 2011 SUMMARY: The proposed project is to restore many features of the historic house at 205 S. Spring Street, to relocate it temporarily during basement excavation, and to build'a new detached structure to the south. The applicant and architect are responsible for the successful Conner Cabins project behind City Hall and are taking a similar approach on this property. HPC granted Conceptual approval on September 21s'. The applicant requests Final design approval and rear yard setback variances in response to HPC direction regarding the alley facade. A Residential Design variance related to windows on the new building is requested. Conditional Use approval is needed if the property'is to function as a duplex, with the historic house as a separate unit. Conditional Use is typically handled by P&Z but is consolidated with the HPC review to simplify review process. STAFF RECOMMENDATION: Staff recommends that HPC grant Final, Conditional Use and Variances with conditions. APPLICANT: 635 E. Hopkins, LLC, represented by Oz Architecture and Haas Land Planning. PARCEL ID: 2737-182-12-002. ADDRESS: 205 S. Spring Street, Lots H & I, Block 99, City and Townsite of Aspen. ZONING: C-1, Commercial, Historic Landmark MAJOR DEVELOPMENT (FINAL) The procedure for a Major Development Review, at the Conceptual 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 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 1 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 structure(s) and/or 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 approval was granted with the following conditions: 1. Materials and fenestration will be discussed more fully at Final Review. Restudy of materials that better address the specific context of this project is recommended. The proposed multi-paned windows on the new structure should be simplified to have a better relationship with the Victorian structures and should be designed to meet the Residential Design Standards. 2. The landscape plan will be discussed more fully at Final Review. Restudy the entry paths to emphasize the Victorian as an independent unit with its own walkway. Restudy the fence around the Victorian to reflect the type of fencing that was used historically. 3. Restudy the north facade of the new structure to be more compatible in size and scale with the historic house, and to inflect towards the height of the historic house. 4. A 500 square foot FAR bonus is approved. 5. A 7' reduction in the front yard (Hopkins) setback is approved. 6. A 5' reduction in the combined sideyard setback is approved. 7. Wavier of the Residential Design Standards for "Street oriented entrance and principal window" are approved. 8. New public notice that accurately reflects the proposed rear yard setback variance will be required at Final Review. The applicant is to study the character of the alley and consider the amount of rear yard setback that can be provided. 9. If a duplex is proposed, Conditional Use review will be conducted at Final Review. 10. If a duplex is proposed, review of waiver of two on-site parking spaces will be conducted at Final. The subject lot is 6,000 square feet in size. It is zoned commercial, but the use has been a single family residence since the late 1800s. There have been only two previous owners of this property over 122 years. The Julius Berg family and descendants owned the property from 1887 to 1972. Adam Walton owned the property from 1972 until his death in 2009. There are three structures on the site; a house and two sheds, all of which appear on the 1904 Sanborne Map. A small rectangular shed that the applicant plans to keep was originally near the 2 center of the lot and was moved towards the alley some time ago. The largest historic shed was damaged by fire and has been approved by HPC for demolition. There are numerous photos documenting the history of the property included in the application. Except for the Berg house and the two Victorians immediately to the west, the neighborhood is generally made up of two story, mostly flat roofed, mixed-use and multi-family structures. The three landmarked Victorians are of a much smaller scale and form. Like the approach taken at Conner Cabins, the proposed new building at 205 S. Spring responds to the commercial forms of the surrounding blocks. Ideally the new construction will provide a transition piece to highlight the Victorian, rather than making it feel like the odd man out on the block. Design issues that the applicant was asked to look at for Final. review were materials and windows on the new structure, and a facade setback on the north side. Responses to this direction are depicted in the packet. On the perspective views, images of the previous proposal are included for HPC's reference. Staff believes that the materials and upper floor windows have improved in terms of the design guidelines. We remain concerned that brick, as a primary material, aggravates some of the scale and compatibility issues between the buildings. Staff recommends that the brick be replaced with some other material that has a similar proportion, coursing, texture, etc. to the wood clapboard on the Victorian. We find that the redesigned upper floor windows relate better to the proportion of the Victorian windows than the multi-paned units on the ground floor. We recommend that the style of windows throughout the new structure be as depicted on the upper floor. We believe that the massing and placement of the new structure is successful. Landscape The previous owner of this property landscaped substantially into the right-of-way, leaving only a minimal sidewalk for pedestrians. As part of this application, the edge of the private property will be properly defined, with right-of-way devoted to standard width sidewalk and street trees. Some existing trees will be removed in the process. The applicant is working with the Parks Department and Engineering. Existing trees will be preserved along the west lot line. The site plan maintains the Berg cabin in its original location, and creates completely detached new construction, which is very commendable in terms of the historic preservation guidelines. The distance between the Victorian and the new building is 15.' Staff finds this appropriate and would consider this the minimum acceptable distance. A detailed landscape plan has been provided. Staff has frequently recommended against iron fences around Aspen miner's cottages because they were not typical. That type of fencing was probably beyond the budget for a simple cabin. There is photographic evidence that this property 3 had a wood fence historically. Staff could support metal fencing close to the new structure,.but recommends wood fencing in the area of the Victorian. Restoration As described in the application, there are numerous changes that have been made to the Victorian house in the last ownership. All can be accurately reversed to the original condition based on photos and physical evidence on the building. Non-historic additions will be demolished on the back of the historic house, the enclosed front porches will be re-opened (all posts, trim, etc. are still in place), non-historic windows will be replaced, a skylight will be removed, and the non- historic chimney will be reconstructed to the historic design. The details of some aspects of the restoration need to be clarified to make sure that the work is accurate. In the elevations, windows on the north, east and south do not appear to be as tall and narrow as those in the historic photos. Revisions are needed and original rough openings may be visible during the construction process. In addition, where doors are to be put back in place, the design must match what is seen in the photos. The reconstructed chimney should match the height and size of the historic chimney. SETBACK 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. Staff Response: The project requires a revised rear yard setback variance. Although the rear faeade jogs in and out, at the "worst case," the project is 2' from the alley, so an 8' variance is needed. Staff supports rear yard setback variances because they allow more distance between the new and old construction. Commercial/mixed-use development on the immediately surrounding parcels does not require any setback from lot lines. RESIDENTIAL DESIGN STANDARDS The project does not comply with Residential Design Standards related to Street Facing Elements and Windows. All Residential Design Standard Variances, Pursuant to Land Use Code Section 26.410.020(D)(2) must: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of 4 the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. The design standard requiring a variance is: Windows. a. Street-facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. Staff Response: Windows on the new construction are out of compliance with the "no window zone" that prohibits glazing to pass through the area where a floor level would historically occur. The ground floor windows appear to comply, but the upper story windows do not because some of them come down to the floor. Staff finds that the intent of the standard, to clearly define the first and second floor, is met. We are more concerned with the need to relate to the proportions of the historic windows, as discussed previously in the memo. CONDITIONAL USE Conditional uses are those land uses.which are generally compatible with the other permitted uses in a Zone District, but which require individual review of their location, design, configuration, intensity and density in order to ensure the appropriateness of the land use in the Zone District. Single family homes are an allowed use in the C-1 zone district where this project is located. A duplex requires Conditional Use. Sec. 26.425.040.Standards applicable to all conditional uses. When considering a development application for a conditional use, the Planning and Zoning Commission shall consider whether all of the following standards are met, as applicable. A. The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Community Plan, with the intent of the Zone District in which it is proposed to be located and complies with all other applicable requirements of this Title; and B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development; and C. The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular 5 circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties; and D. There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems and schools; and E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use; and The Community Development Director may recommend and the Planning and Zoning Commission may impose such condition's on a conditional use that are necessary to maintain the integrity of the City's Zone Districts and to ensure the conditional use complies with the purposes of the Aspen Area Community Plan, this Chapter and this Title; is compatible with surrounding land uses; and is served by adequate public facilities. This includes, but is not limited to, imposing conditions on size, bulk, location, open space, landscaping, buffering, lighting, signage, off-street parking and other similar design features, the construction of public facilities to serve the conditional use and limitations on the operating characteristics, hours of operation.and duration of the conditional use. Staff Response: Residential as the sole use of the property is disincentivized in this zone district through FAR penalties. However, this property has been residential for many years and continuing that use has advantages in terms of the size and character of redevelopment. HPC members encouraged the option to develop as a duplex so that the historic house could maintain its own identity and perhaps have more usefulness as a functional separate unit. Staff finds that the review criteria are met. The duplex use has very little impact on the proposed design. One parking space is provided for the second unit. Affordable housing is not required. PARKING In order to grant a parking variance, HPC must find that the review standards of Section 26.415.110.0 of the Municipal Code are met. They require that: 1. The parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district. Staff Response: The property currently contains a single family home with one recently added on-site parking space. The proposal will maintain one parking space for the Victorian and add one space for the new house, both contained within a jointly accessible garage on the alley. The applicant requests that the second on-site parking space required for each unit be waived. Staff supports the waiver. The project is located close to downtown amenities and transportation. It is important to preserve the historic outbuilding along the alley, and a substantial amount of 6 open space should be preserved on the site to honor the historic character of this residential property. The HPC may: • 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 that HPC grant Final Major Development, Conditional Use and Variances as proposed with the following conditions: 1. The following variances were approved at Conceptual: a 500 square foot FAR bonus, a 7' reduction in the front yard (Hopkins) setback, a 5' reduction in the combined sideyard setback and a waiver of the Residential Design Standards for "Street oriented entrance and principal window." 2. The following variances are approved at Final: an 8' reduction in the rear yard setback for the new structure, a waiver of one on-site parking space for each of the 2 residential units and a waiver of the Residential Design Standards for"Windows." 3. Conditional Use for a duplex is approved. 4. On the new structure, propose an alternative material to the brick for staff and monitor review. 5. On the new structure, redesign the lower floor windows to match what is"shown on the upper floor for staff and monitor review. 6. Redesign the fencing so that metal fencing is not adjacent to the Victorian, for staff and monitor review. Any fencing by the Victorian should be wood. 7. Revise the restoration plans to accurately restore windows, doors and the chimney on the Victorian for staff and monitor review. Exhibits: Resolution# , Series of 2011 A. Relevant HPC Guidelines B. HPC minutes from September 21 s` Conceptual review C. Plan for building relocation submitted by contractor D. Application 7 Exhibit A: Relevant HPC Design Guidelines, Final Review 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. 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. 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. 8 ❑ 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. 1.14 Additions to the landscape that could ,interfere with historic structures are inappropriate. ❑ Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. ❑ Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. ❑ It is not appropriate to plant a hedge row that will block views into the yard. 1.15 Minimize the visual impacts of site lighting. ❑ Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. 3.4 Match a replacement window to the original in its design. ❑ If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. ❑ Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. ❑ Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material. may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. ❑ Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. ❑ Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. ❑ A historic window often has a complex profile. Within the window's casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. ❑ A replica of the original, if evidence exists, is the preferred replacement. ❑ A historic door from a similar building also may be considered. ❑ Simple paneled doors were typical. ❑ Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 7.4 A new chimney should be the same scale as those used historically. ❑ A new chimney should reflect the width and height of those used historically. 11.8 Use building materials that contribute to a traditional sense of human scale. ❑ Materials that appear similar in scale and finish to those used historically on the site are encouraged. ❑ Use of highly reflective materials is discouraged. 9 11.9 Use building components that are similar in size and shape to those of the historic property. ❑ These include windows, doors and porches. ❑ Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. ❑ This blurs the distinction between old and new buildings. ❑ Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 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. ❑ 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. 14.14 Minimize the visual impacts of service areas as seen from the street. ❑ When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. ❑ This includes locations for trash containers and loading docks. ❑ Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. ❑ Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building.itself. ❑ Screen ground-mounted units with fences, stone walls or hedges. ❑ A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Use low-profile mechanical.units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. ❑ Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 10 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MAJOR DEVELOPMENT (FINAL), CONDITIONAL USE AND VARIANCES APPROVAL FOR THE PROPERTY LOCATED AT 205 S. SPRING STREET, LOTS H & 1, BLOCK 99, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION#_, SERIES OF 2011 PARCEL ID: 2737-182-12-002 WHEREAS, the applicant, 635 E. Hopkins, LLC, represented by Oz Architecture and Haas Land Planning, has requested HPC Major Development (Conceptual), Relocation, Demolition and Variance approval for the property located at 205 S. Spring Street, Lots H & I, Block 99, City and Townsite of Aspen, County of Pitkin, State of Colorado; 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 reportand 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.1.a, 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,the HPC may approve variances to the Residential Design Standard Variances according to Section 26.410.020(D)(2). HPC must make a finding that a variance: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, 205 S. Spring Street HPC Resolution# Series of 2011 Page 1 of 3 or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints; and WHEREAS, Conditional Use approval may be granted upon a finding that the criteria of Section 26.425.040 are,met; and WHEREAS, HPC may grant parking variances based on the review standards of Section 26.415.110:C; and WHEREAS, Amy Guthrie; in her staff report to HPC dated December 14, 2011, performed an analysis of the application based on the standards, found.that the review standards had been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on December 14, 2011, the Historic Preservation Commission considered the application,'the staff memo and public comments, and found the proposal consistent with the review standards and recommended approval with conditions by a vote of to NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants HPC Major Development (Final), Conditional Use and Variances for the property located at 205 S. Spring Street with the following conditions: 1. The following variances were approved at Conceptual: a 500 square foot FAR bonus, a 7' reduction in the front yard (Hopkins) setback, a 5' reduction in the combined sideyard setback and a waiver of the Residential Design Standards for "Street oriented entrance and principal window." 2. The following variances are approved at Final: an 8' reduction in the rear yard setback for the new structure, a waiver of one on-site parking space for each of the 2 residential units and a waiver of the Residential Design Standards for "Windows." 3. Conditional Use for a duplex is approved. 4.. On the new structure, propose an alternative material to the brick for staff and monitor review. 5. On the new structure, redesign the lower floor windows to match what is shown on the upper floor for staff and monitor review. 6. Redesign the fencing so that metal fencing is not adjacent to the Victorian, for staff and monitor review. Any fencing by the Victorian should be wood. 7. Revise the restoration plans to accurately restore windows, doors and the chimney on the Victorian for staff and monitor review. 205 S. Spring Street HPC Resolution #_, Series of 2011 Page 2 of 3 APPROVED BY.THE COMMISSION at its regular meeting on the 14th day of December, 2011. Ann Mullins, Vice-Chair Approved as to Form: Jim True, Special Counsel ATTEST: Kathy Strickland, Chief Deputy Clerk 205 S. Spring Street . HPC Resolution #_, Series of 2011 Page 3 of 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 21, 2011 Vice-Chairperson, Ann Mullins called the meeting to order at 5:00 p.m. Commissioners in attendance: Jason Lasser, Jamie McLeod, Brian McNellis and Jay Maytin. Nora Berko and Sarah Broughton were seated at 5:30 p.m. Willis Pember was excused. Staff present: Jim True, Special Counsel Amy Guthrie, Historic Preservation Officer Kathy Strickland,,Chief Deputy City Clerk Sara Adams, Planner Jay disclosed that he will recuse himself on 517 E. Hyman (Little Annie's) due to a significant financial interest. 205,S. Spring St.- Conceptual Development, On-site relocation. Demolition and variances - public hearing. Letter from Lisa Markalunas Exhibit I Diagrams Exhibit Il Amy said at the last meeting HPC discussed a redevelopment plan that would create a detached structure on the alley and one of the sheds is to be torn down and the other shed will bemoved. There will also be a lot of restoration work on the historic house itself. The application was continued for options on the placement of the shed and softening the addition on the alley. Staff is recommending approval and there are variances and a FAR bonus requested. A single family is allowed and a duplex would require additional approvals that would occur at final review. They are trying to figure out the best solution for the shed and the new construction. We would like the board to focus on the character of the new construction. At the last meeting we talked about the context of the neighborhood. Staff is still concerned about the masonry of the building. It is very common for downtown but with the adjacent Crandall building that is wood this'should be discussed for final review. The landscape plan is adequate for conceptual but at final we need to see the residential nature of the landscaping; perhaps a wood fence rather than metal. The shed is proposed along the alley which is connected to the new structure,and that is preferred by the applicant. Staff supports the FAR bonus and demolition of the shed that was in the fire. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 21, 2011 Staff also supports setback variances along Hopkins. Staff recommends Approval with conditions in the resolution. Greg Hills, developer Greg said we tried to soften the building and we met with the forester and this is the location for the shed that the.forester approved. It is off nine feet from the property line. We also have eliminated the cement planter. Mike Otto, Oz architecture Mike explained all the changes to the board. The shed is 9 feet off the property line and two feet off the alley. The two large trees will be retained. We envision having a lot of natural vegetation around the house and grass. We integrated more horizontal siding materials. .On the new addition we have introduced punched openings. We also eliminated the planter along the doll house. Mitch Haas, Hass Land Planning Mitch said we are amending any of the staff's recommendations. We can restudy all of the recommended items. Ann asked about the gray siding material. Mike said they are still studying the material. It could be real horizontal wood, or a composite wood concrete mixture. The product that we do pick will have a wood grain appearance. The windows are a cast stone and the brick material will be more of a tumbled brick to soften it rather than a hard brick. We also might find historic brick to use. Jason asked-about the roof design. Mike said in the residential we have a 25 foot height. None of the parapets go above the height limits. Part of the pool is recessed into the roof area. We have a three foot parapet screening the equipment off and it is our intent that you will not see the mechanicals. Jason also asked about the context of the surrounding buildings. Greg said the Crandall building is 32 feet and this one is 25. It is 7 '/2 feet higher. Jamie inquired about the variances that the applicant is applying for. Amy said they are requesting side yard variances and the 500 square foot FAR bonus. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 21, 2011 Amy said this is in the mixed use zone and residential has an automatic FAR penalty of 20%. Mixed use would allow for a much larger building. Jamie asked about the square footage. Greg said the Berg house would be little over 800 square feet and the new structure a little under 3,000 square feet above grade including the garage. We are allowed 3,390 of FAR if it is a duplex lot. Some would go below grade. Brian asked if this isn't approved what are the options. Amy said they could come back with a mixed use scenario. Brian said the incentive that they are providing the town is bringing the house back to its original state. Greg said under the C1 zoning you can build up to 36 feet high and there would be a lot more building. Vice-chair Ann Mullins opened the public hearing. Amy said a letter from Lisa Markalunas was submitted, Exhibit I. Joe Edwards said looking at the pictures that the straight up wall looks overpowering and over powers the Victorian. Possibly do a setback on the first floor level. Junee Kirk said it is nice to see the three little Victorians next to each other on Hopkins. Vice-chair Ann Mullins closed the public hearing. Commissioner comments: Jamie said the changes on the building are very nice. The fence material looks very commercial and I would encourage you to look at that. With the landscaping around the building you are trying to open it up around the historic building. I am in favor of where the shed is located. I am a little concerned about the five foot setback for the new building-off the alley. I am in favor of the 500 square foot FAR bonus. The seven foot front yard setback and the five foot reduction setback request keeps the historic building in its original location. I am in favor of the street orientation off Spring Street. Look at the landscape plan in front of the large building in order to bring the height down in scale. Ann said she supports the duplex use. The fence needs to be studied as it is too heavy. Possibly do two different fences. The board form concrete is 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 21. 2011 interesting but it might be a little too heavy. The 500 square foot FAR is warranted due to the restoration of the house. I would like to see it smaller but we are downtown and there are zoning issues to deal with and you aren't asking for a lot of variances. Jay said the changes have helped. My one concern is the south setback and you are crowding on the alley. I don't want to see the building move closer to the cabin. The garage should have the ten foot setback. I am in favor of the 500 foot bonus. The project has gotten better and we should move forward. Brian thanked the applicant for the changes. Brian echoed the other commissioner's comments including the fence and landscape plan. I am not concerned with the position of the building off the alley. I am concerned about the relationship of the building to the historic resource. You have made an attempt to step it down on the corner with the transparency but it falls short. There should be some form of stepping back of the second floor. The new building should be set back in alignment with the historic house. Jason said he is struggling with guideline 10.6, 10.8. It is the north fagade that responds to the historic resource. It is the longest fagade on the new building. I am trying to understand the context of that fagade. It would be nice to see the drawings of the patio building for final. I am also in favor of the duplex option. We don't want to delay the project but some revisions need to occur. The 25 foot height is as tall as it is going to get. There is a balance and we are close. Motion: Jay moved to approve Reso. 8 with a restudy of the five foot setback on the south side, restudy of the north fagade to have an architectural nod or inflection and be more compatible in size and scale. Motion second by Ann. Motion carried 4-1. Vote: Jamie, yes; Ann, yes; Jay, yes; Brian, yes; Jason, no. Jason said moving one more meeting should occur. At final we are only talking about materials. Greg said we are trying to make this an exceptional project. Whether we can figure everything into the box I am not sure we can fill it all in. We will make an effort. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 21, 2011 Mitch Haas said if we did go with mixed use and stuck with the C1 zone there would be zero setback requirements on the front, side or rear and a whole lot more floor area and height. This is being as sensitive as we can get and we are hearing that there could be more sensitivity done. Greg has demonstrated a better track record than anybody in trying to respond to the issues made by this commission. Jay said we are 85% close to mass and scale and there are a few things that can occur for final. One idea would be a full streetscape and full landscape plan. We know you want to be a duplex. 517 E. Hyman Ave. (aka Little Annie's Eatery), 521 E. Hyman Ave. (aka The Benton Bldg.) and the parking lot on the corner of Hunter and Hyman —Conceptual Development, Conceptual commercial Design Standard Review, Demolition, Public Hearing Nora seated Jay recused himself Sarah seated Exhibit I—Public Notice Sara Adams, The project is the redevelopment of the projects at 517 E. Hyman, 521 E. Hyman and the parking lot at the corner of Hyman and Hunter Street. A site visit occurred today and Jason, Jamie, Brian and Ann were present. John'Toya, architect Stan Clausen, Stan Clausen architects represented the applicant Sara said HPC is asked to review major development conceptual, commercial design review and demolition of properties located within the commercial core district. The proposal is to demolish the two existing buildings onsite; one is the old Tom Benton design studio and the other houses Little Annie's restaurant. The proposal includes a sub-grade garage and storage area; commercial, free market residential and affordable housing. It also includes merging the three lots into a 15,000 sq. ft. lot. Right now there is a 9,000 sq. ft. lot which is the parking lot, 3,000.sq. ft, which is Little Annie's and a 3,000 sq. ft. lot which is the Benton building. The proposal meets all the requirements of the commercial core zone 5 Dear City of Aspen. ' This letter is written with the purpose of clearly describing the sequencing of events during the initial phases of the construction process on the Berg project, within which we will be dealing extensively with the preservation of the existing historic home and small shed. In brief, this phase will involve the stabilization of the home and shed, lifting and suspending the home, and resetting the home and the removal and the resetting of the shed. Phase one will be to simply stabilize both structures in preparation of lifting them. This will involve going into each structure and removing some of the existing interiors so we can reinforce the structures through extensive bracing and sheer paneling so the structures will be very stabile while being picked up. We will then pick up the small shed, set it on a trailer and take it off site until the appropriate time. Phase two will be the soil stabilization for the,entire dig. This involves going around the entire perimeter of the existing home, while it is still in place,and the perimeter of the future foundation towards the south alley, and installing all the necessary micro piles and soil nails. Phase three will then involve the picking up and suspending of the historic home. Being that the home will have previously been structurally stabilized in preparation of its moving, we will then pick the home up through a series of cross beams being jacked up in unison, and set the home on a series of I-beams that will run under the home and rest on some cribbing that will be located on either side of the future hole. Phase four will be the digging of the entire hole. Now that the entire site will be clear, we will then dig the entire hole, ramping in and out from the alley, so we will partially be working under the suspended home. Phase five will be the pouring of the foundation. We will then form and pour the entire foundation, and possibly do the accompanying site prep like foundation drains, shallow utilities etc, in preparation for back fill. Phase six will then be to perform all construction required to reset the home. Prior to resetting the home and shed, we then need to construct the future first floors of the new portion of the project off the alley and the new floor for the historic structure. We refer to this part of the homes as the"diaphragm" as this diaphragm also is what holds our foundation walls apart and will allow us to backfill, as well as rest the homes onto their new foundations and floors. Phase seven will be the resetting of the home and the small shed onto their new foundations and floors. After the structures have been placed onto their new floors we will then start the extensive process of restoring them in all aspects. We greatly enjoy being part of preserving the beauty of Aspen. Sincerely, John Olson, President, John Olson Builder Inc. HAAS LAND PLANNING, LLC 201 N. MILL STREET, SUITE 108 ASPEN, CO 81611 (970) 925-7819 MHAAS@SOPRIS.NET To: The Aspen Historic Thru: Amy Guthrie Date: October 31, 2011 Preservation Commission (HPC) Subject: Berg Property/205 S. Spring Street, a/k/a 635 E. Hopkins Avenue Final Major Development & Residential Design Review Introduction Please consider this report and the accompanying plan sets prepared by Oz Architecture to constitute a formal request for Final Approval of a Major Development. Final approval, as requested herein, will allow restoration and remodeling of, and an addition to, the single-family residence located at 205 South Spring Street (a/k/a 635 East Hopkins Avenue), Aspen. The resulting use of the restored, remodeled and expanded structure will be that of a two-family dwelling unit, or duplex. The property is legally described as Lots H & I, Block 99, City and Townsite of Aspen (Parcel Identification Number 2737-182-12-002). This 6,000 square foot lot in the Commercial (C-1) zone district is located at the southeast corner of E. Hopkins and S. Spring Streets and it is a designated Historic Landmark. A vicinity map showing the location of the subject property is provided below. i�My�g E �i �;►� 82 Z W w 71 flu 62 �Fc 474 '4 O FK`Slt of �'f� U Waft% mapquest 0�� �Hi�wOrK r«ws�m NAVTEQ Vicinity Map -205 S. Spring Street,Aspen - 1 - Existing Conditions: The plan sets provided herewith include an existing conditions site plan, and photographs of existing conditions have been supplied as well. The historic home is a one and a half (1%2) story Victorian built in the 1880s. The main gable has a ridge line measuring eighteen (18) feet in height. This property was designated to the Aspen Inventory of Historic Landmark Sites and Structures (the Inventory) in June of 2000. The Architectural Inventory Form describes the home as a typical wood-frame Miner's Cottage with a gable-end facing the street, a pair of double hung windows, and a cross- gable parallel to the street with a shed roof porch infilling the corner. Although the porch has been enclosed, the original posts and cutout frieze are still visible. Stained-glass, gothic-style windows have been added to the west and north facades, and a bay window has been added to the south fagade. There is also a small addition on the west side. There are mature trees on the site, many of which sit in the public right-of-way (ROW) and will be removed. There are two additional shed-type structures located along the alley side of the property. A non-historic fence surrounds the other three sides of the property and but sits in the public right-of-way(ROW). The home was found to be significant for its position in the context of Aspen's mining era. It is considered to depict the nature of the life of an average family or individual during that period, while being representative of the construction techniques and materials available at the time. The home was found to be essentially in its original form, with the original scale and character of the building generally intact. However, several alterations made over time have added some inappropriate window openings, a skylight and inappropriate additions; however, the additions were all considered to be compatible with the scale of the building and reversible. Similarly, the inappropriate windows, skylight and changes to porches were all found to be reversible. The applicant, 635 E. Hopkins, LLC, previously applied for and received Conceptual Major Development approval along with associated approvals for: demolition (non- historic elements on the house and on the shed that is being retained, and complete demolition of the non-historic shed); relocation of the shed being retained; temporary on- site relocation of the home in order to fully restore it to its historical appearance and enable development of a new foundation with a basement; dimensional requirements variances (front yard setback, and combined side yard setbacks); a waiver of the Residential Design Standards for "Street oriented entrance and principal window" requirements; and a 500 square foot Floor Area bonus. HPC Conceptual Approval: Pursuant to Resolution No. 8, Series of 2011, the HPC granted approvals for HPC Major Development (Conceptual), Relocation, Demolition and Variances for the property located at 205 S. Spring Street with the following conditions: - 2 - 1. Materials and fenestration will be discussed more fully at Final Review. Restudy of materials that better address the specific context of this project is recommended. The proposed multi-paned windows on the new structure should be simplified to have a better relationship with the Victorian structures and should be designed to meet the Residential Design Standards. 2. The landscape plan will be discussed more fully at Final Review. Restudy the entry paths to emphasize the Victorian as an independent unit with its own walkway. Restudy the fence around the Victorian to reflect the type of fencing that was used historically. 3. Restudy the north fagade of the new structure to be more compatible in size and scale with the historic house, and to inflect towards the height of the historic house. 4. A 500 square foot FAR bonus is approved. 5. A 7' reduction in the front yard (Hopkins) setback is approved. 6. A 5' reduction in the combined side yard setback is approved. 7. Wavier of the Residential Design Standards for "Street oriented entrance and principal window" are approved. 8. New public notice that accurately reflects the proposed rear yard setback variance will be required at Final Review. The applicant is to study the character of the alley and consider the amount of rear yard setback that can be provided. 9. If a duplex is proposed; Conditional Use review will be conducted at Final Review. 10. If a duplex is proposed, review of waiver of two on-site parking spaces will be conducted at Final. 11. A development application for a Final Development Plan shall be submitted within one (1) year of September 21, 2011, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. These conditions of Conceptual approval are further addressed below. Project Description Including Changes from the Conceptual HPC Design: Per the conditions set forth by the HPC in Resolution No. 8, the following changes-to theLJ a design of the building (which are more fully discussed below) have been made: C11Q to L ~ LL [� • The multi-paned windows on the new structure have been simplified; s 0 it: • The entry paths have been changed so that the Victorian unit has its own prima © ' front entrance walkway from Hopkins Avenue, along with a less noticeable U secondary back entrance that is accessed by a stepping stone path; v • The fencing along the Spring Street side has been changed to more traditional materials, and the heavy masonry columns and fencing around the Victorian have been eliminated; - 3 - • The north fagade of the new structure has been altered so that it is more compatible with and sympathetic to the Victorian in terms of size, massing and scale; • The garage doors have been recessed from the rear/alley property line; and, • As the development will now be a duplex, Conditional Use Review and On-site Parking Waiver Review are both addressed in this application. As mentioned above, consistent with condition number 1 of the Conceptual approval, the multi-paned windows have been greatly simplified. In the earlier design, each of the windows on both the north and east elevations' second levels had 20 panes of divided lights. The new design has significantly reduced the number of divided panes per window to provide a much simpler, less busy form. The multi-paned windows facing Spring Street (east elevation) have been reduced to just six to eight panes per window. The ground floor windows on the Spring Street side of the new building have been somewhat revised to better compliment historic proportions but with a more contemporary design. For example, while the wider band across the center of these windows, along with the sills and lintels, creates the look of double-hung windows seen traditionally, the overall appearance is clearly a product of current times. On the north elevation, there were four upper-level multi-paned windows on the prior design with a total of approximately 80 divided lights. These windows have been greatly simplified and the wall on which they reside has been recessed (as has a significant portion of the second floor and roof deck) in order to better inflect toward and appear less overwhelming to the historic resource. With regard to the condition of conceptual approval requiring that the new construction "inflect" toward the historic house, it is important to remember that the original proposal included a one-story, aboveground connecting link between the two masses but the applicant agreed to the better design solution of connecting the two parts of the structure below ground, foregoing the aboveground link that previously provided this inflection. Instead, the two forms are set nearly sixteen feet apart (i.e., fully detached in appearance) at ground level where only a ten foot, one-story connecting link is required under the HP Design Guidelines. With the link removed altogether, the applicant has now gone even further in exceeded the Guidelines by again revising the design such that both the second floor and roof deck on the new construction are set more than four (4) feet back from the street level fagade. Consequently, the vertical massing of the new construction has been successfully broken up with the majority of its second floor and its entire roof deck set nearly twenty feet away from the resource (to put this in perspective, the main gable of the resource has a height of 18 feet). This "inflecting" is enhanced by the change in exterior building materials from brick to wood siding, which softens the second floor and helps it to further recede visually. In compliance with the Residential Design Standards, the street-facing windows on the first level of the addition stop below the 9 foot demarcation line, above which it is obvious that a second story exists. Although in certain locations some of the second story windows extend down to a point that is less than 12 feet from the ground floor elevation, a human scale along its street frontage is fully achieved. Given the competing interests in .the C-1 zone and a desire to provide a transition from commercial to residential - 4 - architecture on this 6,000 square foot parcel, it is fully appropriate for this design to diverge from the technical requirements of the residential standards while completely satisfying the spirit of the standard. Section 26.410.020(D) of the Code provides the criterion for variances from the residential design standards and states, The variance would provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard...the director may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the director feels is necessary to determine if the exception is warranted; or, be clearly necessary for reasons of fairness related to unusual site-specific constraints. The new building provides a transition between the historic mixed-use Crandall Building on the other side of the alley and the historic residential character of the Victorian Miner's Cottage on the front end of the subject property. The intent of the so-called "no window zone" between nine and twelve feet above the finished first floor is to maintain a human, pedestrian scale to development. This intent is fully satisfied with the proposed designs, which encroach into this zone only from the top-down. It remains perfectly obvious that a second floor does indeed exist as there are no windows in the 8'-10' zone. As mentioned above, the Victorian home now has its own clearly defined, primary front entrance walkway from Hopkins Avenue. The walkway from Spring Street has been redesigned and deemphasized. The walkway off Spring Street has been designed to appear as the front entrance to the new structure and includes only a stepping stone path connecting to the back porch of the Victorian home. These stepping stones downplay the Spring Street entrance to the Victorian making it clear that this is the back porch and only a secondary entrance. Some additional changes from the conceptual design include the following: the removal of the wainscot at the bottom of the new building to give it a more residential feel; the removal and replacement of much of the second story brick work with a softer material (darker siding and more fenestration), which translates to a less imposing structure that appears to recede more from the historic resource; simplification of the brick work itself; and, greater emphasis on wood siding that compliments the Crandall Building while'M Z W better transitioning from there to the Berg Victorian. o CL C5 The previous design featured two massing as a flat plane going straight across both° cc !� the north and south fagades of the new building. The second level and the roof deck onF the north fagade are now setback approximately four (4) feet further from the historic`' o Victorian than is the first floor (which is already setback more than 15%2 feet from the J Victorian,which has a height of 18 feet). Since the two buildings are separated by almost sixteen (16) feet on the ground level, this creates almost 20 feet (the width of an alley right-of-way, to put this into perspective) between the Victorian and the second floor of - 5 - • the new residence. Additionally, the roof deck is setback approximately four feet from all facades. Finally, the applicant did not want to compromise the generous distance between the historic home and the new building by increasing the rear yard setback. Therefore, as a means of providing less crowding and better visibility of the historic shed, the garage doors on the alley have been pulled back almost nine (9) feet from the property line. This change also provides for less prominence of the garage doors as viewed from the public right-of-way and greater visibility into the alley. Since the garage will provide one space per dwelling unit, a door facing Spring Street has been provided for the occupant of the Victorian. This door it has been downplayed as a secondary access with a small stepping stone path. If this property had commercial uses or included a mix of uses, there would be much more density, greater height, and little-to-no setbacks, and the historical integrity and prominence of the Victorian would likely be compromised. Instead, the duplex residential design proposed by the applicant assures an exemplary preservation effort. HPC Final Design Standards: Although many of the Historic Preservation Design Guidelines (the HP Guidelines) were addressed at the time of Conceptual Approval, the HPC Resolution stated that materials and fenestration would be discussed more fully at Final Review. Additionally, since the "addition" will read as two separate structures (they will only be connected below ground), the applicant will also address the standards of Chapter 11, which provides guidelines for new buildings on residential Landmark Properties. Chapters 12 and 13 are not applicable as this property is not in the Main Street Historic District or the Commercial Core. This development has also been designed to be consistent with the guidelines of Chapter 14, and specific consistency with these requirements is demonstrated below for the HPC Final review. The HP Guidelines state that "not every guideline will apply to each project" and that "some balancing of the guidelines must occur on a case-by-case basis. The HPC will determine that a sufficient number of the relevant guidelines have been adequately met in order to approve a project proposal." These statements imply that determinations must be made as to which guidelines are most relevant and most important in balancing between potentially conflicting concerns. The relevant guidelines from Chapters 1 through 11, as well as those from Chapter 14, are outlined below in italicized bold text and each is followed by a response demonstrating compliance and/or consistency therewith, as applicable. 1.1 Preserve original fences. 1.2 A new replacement fence should use materials that appear similar to that of the original. - 6 - 1.3 A new replacement fence should have a transparent quality allowing views into the yard from the street. 1.4 New fence components should be similar in scale with those seen traditionally. 1.5 A side yard fence which extends between two homes should be set back from the street facing fa(ade. 1.6 Replacement of new fencing between side yards and along the alley should be compatible with the historical context. The original fences of this property, as seen on some (but not all) of the historic photographs, no longer exist. The existing fencing is not historic, not even on the property, and deteriorated beyond being worthy of repair. The new replacement fence will use traditional materials with a "transparent" quality and be of a scale that allows views into the yard. The side yard fence between this and the adjacent property to the west will be of wood, while the fences that front on Spring and Hopkins will be of "wrought iron" or similar composition. 1.9 Maintain the established progression of public to private spaces when considering a rehabilitation project. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. 1.12 Preserve and maintain historically significant planting designs. 1.13 Revisions or additions to the landscape should be consistent with historic context of the site. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. 1.15 Minimize visual impacts of site lighting. 1.16 Preserve historically significant landscape designs and features. The brick sidewalk and much of the existing lawn within the fenced area on both the South Spring Street and East Hopkins Avenue sides of the property reside within the public rights-of-way and, as such, will need to be removed per the direction of the City Engineering and Parks Departments. Similarly, several of the large coniferous trees (9 of the 10 residing along the north and east boundaries of the property) appear to be on the subject property but are actually located in the public rights-of-way and are required to be removed per the direction of the City Engineering and Parks Departments. LU CL c Historic landscape elements residing within the boundaries of the property, except for a "' Q``2 single tree at the southeast corner but including the five very large coniferous trees: u- located along the westerly property line and two large aspen trees will be preserved. The r- established progression of public to private space will be returned to its original form ander the walkways to the front doors of each of the units will be simple and consistent witheW AD Guideline 1.9. The proposed design is intentionally and fully compatible with the historic context of the property while accentuating the distinction between the "new and old" of the property. The visual impacts of site lighting are minimized. - 7 - 2.1 Preserve original building materials. 2.2 Protect wood features from deterioration. 2.3 Plan repainting carefully. 2.4 Brick or stone that was not painted historically should not be painted. 2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. 2.6 Maintain masonry walls in good condition. 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 2.8 Do not use synthetic materials as replacements for primary building materials. 2.9 Covering original building materials with new materials is inappropriate. 2.10 Consider removing later covering materials that have not achieved historic significance. In accordance with this chapter, historic building materials are being maintained and preserved in place to the maximum extent reasonably practicable. That said, much of the existing exterior materials are either unoriginal or damaged beyond repair. Limited replacement to match original materials either in existence or as documented in historic photographs will be done. Where non-historic features are to be removed, the affected areas will be appropriately in-filled with materials to match original materials remaining in place. Specific instances of consistency with these guidelines will be reviewed and coordinated with staff and monitor along the course of construction. 3.1 Preserve the functional and decorative features of a historic window. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. 3.4 Match a replacement window to the original in its design. 3.5 In a replacement window, use materials that appear similar to the original. 3.6 Preserve the size and proportion of a historic window opening. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. Consistent with Chapter 3, the distinctive arrangement of character-defining windows will be preserved in place. Several non-historic windows will be removed altogether, including the cathedral window and skylight on the east fagade, the circular stained-glass window on the north fagade, the bay window and gable-end window above it on the south fagade, all windows in the non-historic additions to be removed, and the glass enclosures on the two porches. The windows around the home that have been replaced with non- historic windows will again be replaced with wood clad windows matching the original in size and design. Fenestration patterns will be maintained. Any windows with character defining detailing or trim elements will be restored and/or preserved, as appropriate. The position, number and placement of historic windows in building walls - 8 - will be restored and preserved as well. Similarly, even with replacement windows, the historic ratio of window openings to solid wall will be restored and preserved on historic facades. 4.1 Preserve historically significant doors. 4.2 Maintain the original size of a door and its opening. 4.3 When a historic door is damaged, repair it and maintain its general historic appearance. U 4.4 If a new screen door is used, it should be in character with the primary door. 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. 4.6 If energy conservation and heat loss are concerns, consider using a storm door instead of replacing a historic entry door. The character-defining features of the historic doors, and their distinctive materials and placement will be restored and preserved, thereby ensuring consistency with Chapter 4 of the Guidelines. Along with restoration of the front porches, the front doors will also be restored while their visibility as character-defining features will be greatly enhanced. 5.1 Preserve an original porch. 5.2 Avoid removing or covering historic materials and details on a porch. 5.3 Avoid enclosing a historic front porch. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. 5.5 If porch replacement is necessary, reconstruct it to match the original inform or detail. As dictated by Chapter 5, the front porches will be restored to their original and long- since lost character. The attached historic photographs have been used to provide direction in this effort. 6.1 Preserve significant architectural features. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. 6.5 Do not guess at "historic"designs for replacement parts. 6.6 Replacement of missing elements may be included in repair activities. Z U3 C �� Great care will be taken to preserve the architectural detailing found on the posts, the LU cutout friezes, and elsewhere in accordance with Chapter 6 Guidelines and policies. '—' U E-- 0 7.1 Preserve the original form of a roof. MU CJ c� 6 7.2 Preserve the original eave depth. J 7.3 Minimize the visual impacts of skylights and other rooftop devices. - 9 - 7.4A new chimney should be the same scale as those used historically. 7.5 Preserve original chimneys, even if they are made non-functional. 7.6 When planning a rooftop addition,preserve the overall appearance of the original roof. 7.7 A new dormer should remain subordinate to the historic roof in scale and character. 7.8 Preserve original roof materials. 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally.- 7.10 raditionally.7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building. 7.11 Avoid using conjectural features on a roof. Chapter 7 provides that the character of a historical roof should be preserved, including its form and materials. The roofs on the house and shed will both need to be replaced, but the historical form and materials will be replicated to convey a scale, color and texture similar to those used traditionally. Eave depths, ridge and eave heights, and roof pitches will all be maintained. Inappropriate and non-historic skylights and roof vents will be removed and new roofing will be installed; the current roofing is not original and is to be replaced in a manner that closely approximates the historic condition, as was done by this applicant on the Conner Cabins. The current asphalt roofing on the west side of the house (the shed roof portion) will be replaced with muted metal roofing for not only functional purposes given its slight pitch but also to aid in differentiating between the new and old. No rooftop addition or any skylights are proposed in this development. The chimney will be restored to its original size and form as well. 8.1 If an existing secondary structure is historically significant, then it must be preserved. 8.2. If an existing secondary structure is beyond repair, then replacing it is encouraged. 8.3 Avoid attaching a garage or carport to the primary structure. 8.4 A garage door should be compatible with the character of the historic structure. 8.5 Avoid moving a historic secondary structure from its original location. One of the secondary structures will remain and will be renovated/rehabilitated. This shed structure will become the walk-in closet for the master bedroom of the new residential unit and will be relocated southwest of its current location, where it will sit on a new concrete slab foundation; the result of the relocation will have the shed sitting approximately two (2) feet from the alley property line and nine (9) feet from the west property line. This location and use received approval during HPC's Conceptual Review. The other secondary structure on. the property (the tool shed) is in a severe state of dilapidation and not historically significant (it is not depicted on the 1905 Sanborn Map); it will be demolished in accordance with the approval granted by HPC Resolution No. 8, Series of 2011. - 10 - • • 9.1 Proposals to relocate a building will be considered on a case-by-case basis. The on-site relocation of the historic shed structure is described in the previous paragraph and on the accompanying plan seta The proposal involves only temporary and on-site relocation of the residence to allow for development of a proper foundation with a usable basement. Once the foundation is completed, the structure will be placed back in its current/original location with little to no visible or discernable change. These "relocations"were discussed and approved during the Conceptual Approval. 10.1 Preserve an older addition that has achieved historic significance in its own right. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 10.4 Design a new addition to be recognized as a product of its own time. 10.6 Design an addition to be compatible in size and scale with the main building. 10.7If 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. 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. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. The proposed addition has been designed in a manner ensuring that even the casual observer or layperson will have no difficulty differentiating the "addition" from the original structure. The original character of the historic structure will be restored and it will appear as a stand-alone, detached structure since its only connection to the addition will be located below grade. Although the "addition" will be taller than the eighteen foot tall Victorian, it is substantially set back behind the home (almost 16 feet at street level and almost 20 feet on the second level), minimizing its visual impact. No historically important architectural features of the Victorian will be destroyed or obscured as a result of the addition. The exterior materials chosen for the addition are compatible in style and color with the historic resource. Since the "addition" will appear to be a stand-alone, detached structure, compliance with the standards for new buildings on landmarked properties from Chapter 11 is discussed below. LU 11.1 Orient the primary entrance of a new building to the street. U9 N 11.2 In a residential context, clearly define the primary entrance to a new building by 0)� using a front porch. 1 L 11.3 Construct a new building to appear similar in scale with the historic buildings on 0 the parcel. ® ' 11.4 Design a front elevation to be similar in scale to the historic building. 11.5 Use building forms that are similar to those of the historic property. - 11 - 11.6 Use roof forms that are similar to those seen traditionally in the block. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. 11.8 Use building materials that contribute to a traditional sense of human scale. 11.9 Use building components that are similar in size and shape to those of the historic property. 11.10 The imitation of older historic styles is discouraged. In compliance with the above guidelines, the "new" building's primary entrance is oriented to Spring Street and defined by a "functional" front porch and simple walkway. The primary plane of the front elevation is not taller than the historic Victorian, and, as mentioned above, includes a one story element (the front porch and north-facing side of the ground floor). The flat roof of the "new" structure is appropriate to the context of the neighborhood as a transition from commercial to residential. The roof materials will have a matte, non-reflective finish. The traditional exterior materials include a combination of brick and wood siding employed in a manner that contributes to a traditional sense of human scale while providing for compatibility with the historic home. As standard 11.10 explains, the imitation of older historic styles is discouraged because this blurs the distinction between old and new buildings. The Guidelines state that, rather than imitating older buildings, a new design should relate to the fundamental characteristics of the historic resources while also conveying the stylistic trends of today. The new building is clearly a product of its own time and does not imitate older historic styles but relates well to the fundamental characteristics of the historic resource. 14.1 These standards should not prevent or inhibit compliance with accessibility laws. 14.2 Generally, a solution that is independent from the historic building and does not alter its historic characteristics is encouraged. Accessibility laws and requirements for compliance therewith have not resulted in altering historic characteristics. 14.3 Keep color schemes simple. 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. 14.5 Develop a color scheme for the entire building front that coordinates all the faVade elements. Although the HPC does not review color choices, these guidelines are provided to encourage appropriate paint schemes. These guidelines are understood by the applicant, as reflected in the accompanying plan sets and renderings. The color scheme for both buildings is kept simple and based in earth-tones. The color schemes for all of the facade elements have been closely coordinated while providing for complimentary but clear differentiation between the two parts of the structure. - 12 - 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. 14.7 Minimize the visual impacts of site and architectural lighting. 14.8 Minimize the visual impact of light spill from a building. The lighting standards are understood by the applicant. Any visual impacts will be minimized. A preliminary lighting plan is included with this application. 14.9 Use the gentlest means possible to clean the surface of materials and features. 14.10 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. 14.11 Plan repainting carefully. 14.12 Provide a weather protective finish to wood surfaces. 14.13 Leave natural masonry colors unpainted where feasible. These guidelines are understood by the applicant and care will be taken to ensure they are followed. Any related questions that may arise during construction will be reviewed with staff and monitor. 14.14 Minimize the visual impacts of service areas as seen from the street. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. Any visual impacts of service areas have been minimized. Mechanical equipment will not be seen from the public ways and will not create a negative visual impact. No service equipment will be located on the front fagade and none will damage any historic fagade materials. 14.18 Garages should not dominate the street scene. The proposed garage is located off of the alley and is set back approximately 81/2 feet from the rear property line. The double garage door has been designed to appear as two, single-stall garage doors. Residential Design Standards Section 26.410.040 of the Code contains the Residential Design Standards. Each of these standards is provided below in italicized text and followed by a response demonstrating Z compliance and/or consistency therewith, as applicable. W C ( c A. Site design. The intent of these design standards is to encourage residential IjU s2 buildings that address the street in a manner which creates a consistent 'fagade U `Y:) I— line" and defines the public and semi public realms. In addition, where fences or _Q� L ?-a dense landscaping exist or are proposed, it is intended that they be used to define j C.') - 13 - 0 the boundaries of private property without eliminating the visibility of the house and front yard from the street. 1. Building orientation. The front facades of all principal structures shall be parallel to the street. On corner lots, both street facing facades must be parallel to the intersecting streets. On curvilinear streets, the front facade of all structures shall be parallel to the tangent of the midpoint of the arc of the street. Parcels as outlined in Subsection 26.410.O10.B.4 shall be exempt from this requirement. One (1) element, such as a bay window or dormer, placed at a front corner of the building may be on a diagonal from the street if desired. Both principal masses of the structure and its front facades are parallel to Spring Street and Hopkins Avenue. 2. Build-to lines. On parcels or lots of less than fifteen thousand (15,000) square feet, at least sixty percent (60%) of the front fagade shall be within five (5)feet of the minimum front yard setback line. On corner sites, this standard shall be met on the frontage with the longest block length. Porches may be used to meet the sixty percent (6001o) standard. The location of the historic residence is not being changed. Over sixty percent (60%) of the front fagade of the addition is within five (5) feet of the minimum side yard setback. 3. Fences. Fences, hedgerows and planter boxes shall not be more than forty-two (42) inches high, measured from natural grade, in all areas forward of the front facade of the house. Man-made berms are prohibited in the front yard setback. All front fagade fencing will be less than 42 inches in height. No berms are proposed. B. Building form. The intent of the following building form standards is to respect the scale of Aspen's historical homes by creating new homes which are more similar in their massing, by promoting the development of accessory units off of the City alleys and by preserving solar access. 1. Secondary mass. All new single-family and duplex structures shall locate at least ten percent (1001o) of their total square footage above grade in a mass which is completely detached from the principal building or linked to it by a subordinate linking element. This standard shall only apply to parcels within the Aspen infill area pursuant to Subsection 26.410.O10.B.2. Accessory buildings such as garages, sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. The "new" duplex unit has much more than 10% of its square footage above grade in a mass that is only linked to the historic home underground. The relocated historic shed provides an additional secondary mass. C. Parking, garages and carports. The intent of the following parking, garages and carport standards is to minimize the potential for conflicts between pedestrian and - 14 - automobile traffic by placing parking, garages and carports on alleys or to minimize the presence of garages and carports as a lifeless part of the streetscape where alleys do not exist. 1. For all residential uses that have access from an alley or private road, the following standards shall apply: a. Parking, garages and carports shall be accessed from an alley or private road. b. If the garage doors are visible from a street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. c. If the garage doors are not visible from a street or alley, the garage doors may be either single-stall or normal double-stall garage doors. The proposed garage is accessed from the alley, recessed more than 81/2 feet from the rear property line, and greater than 3 feet from the rest of the alley fagade. The double-stall garage door has been designed to appear as two, single-stall garage doors. 2. For all residential uses that have access only from a public street, the following standards shall be apply: a. On the street facing facade(s), the width of the living area on the first floor shall be at least five (5)feet greater than the width of the garage or carport. b. The front facade of the garage or the front-most supporting column of a carport shall be set back at least ten (10)feet further from the street than the front-most wall of the house. c. On lots of at least fifteen thousand (I5,000) square feet in size, the garage or carport may be forward of the front facade of the house only if the garage doors or carport entry are perpendicular to the street (side-loaded). d. When the floor of a garage or carport is above or below the street level, the driveway cut within the front yard setback shall not exceed two (2)feet in depth, measured from natural grade. e. The vehicular entrance width of a garage or carport shall not be greater than twenty-four (24)feet. f. If the garage doors are visible from a public street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single- stall doors. These standards are inapplicable since vehicular access to the subject property is taken from an alley, not from a public street. The garage, which is visible from a public street, features double-stall doors designed to appear as single-stall doors. toZ W D. Building elements. The intent of the following building element standards is to :5� o o ensure that each residential building has street facing architectural details and n M UL elements, which provide human scale to the facade, enhance the walking experience vo and reinforce local building traditions. ,- a- 1. Street oriented entrance and principal window. All single-family homes and a =� duplexes, except as outlined in Subsection 26.410.O10.B.4 shall have a street- C; 15 oriented entrance and a street facing principal window. Multi family units shall have at least one (1) street-oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: a. The entry door shall face the street and be no more than ten (10)feet back from the front-most wall of the building. Entry doors shall not be taller than eight (8)feet. This standard was waived during Conceptual Review (see Resolution No. 8, Series of 2011). Nevertheless, each of the two residences has a street-oriented entrance as well as street-facing principal windows. Further, both front entry doors face the street, are well within ten feet of the building's front-most wall, and are not taller than eight feet in height. b. A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6)feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. The "new" home features a one-story, covered entry porch with a depth of greater than six feet and an area of greater than fifty square feet. The historic dimensions of the covered entry porches on the resource are not being changed. c. A street facing principal window requires- that a significant window or . group of windows face street. This standard was also waived by the HPC during Conceptual Review. Nevertheless, both residences include significant windows and/or groups of windows facing the street. 2. First story element. All residential buildings shall have a first story street facing element the width of which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6)feet from the wall the first story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10)feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck,porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front fagade shall not be precluded. The portions of the historic resource that are less than ten feet in height extend more than six feet in depth from the front most walls and comprise more than 20% of the building's overall width. 16 3. Windows. a. Street facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. No windows on the historic residence span through the area where a second floor would typically exist; the building does not even have a second floor. In compliance with this standard, the street-facing windows on the first level of the addition stop below the 9 foot demarcation line, above which it is obvious that a second story exists. Although in certain locations some of the second story windows extend down to a point that is less than 12 feet from the ground floor elevation, a human scale along its street frontage is fully achieved. Given the competing interests in the C-1 zone and a desire to provide a transition from commercial to residential architecture on this 6,000 square foot parcel, it is fully appropriate for this design to diverge from the technical requirements of the standard while completely satisfying the spirit and stated intent of the Building Elements standards. Section 26.410.020(D) of the Code provides the criterion for variances from the residential design standards and states, The variance would provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard...the director may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the director feels is necessary to determine if the exception is warranted; or, be clearly necessary for reasons of fairness related to unusual site-specific constraints. The new building provides a transition between the historic mixed-use Crandall Building on the other side of the alley and the historic residential character of the Victorian Miner's Cottage on the front end of the subject property. The intent of the so-called "no window zone" between nine and twelve feet above the finished first floor is to maintain a human, pedestrian scale to development and reinforce local building traditions. This intent is fully satisfied with the proposed designs, which minimally encroach into this zone and only from the top-down. It remains perfectly obvious that a second floor does indeed exist as there are no windows in the 8'-10' zone. b. No more than one (1) nonorthogonal window shall be allowed on each facade of the building. A single nonorthogonal window in a gable end may �,,L1,J U be divided with mullions and still be considered one (1) nonorthogonal ,� r,, (n w window. The requirement shall only apply to Subsection 26.410.010.B.2. < All proposed windows are all rectilinear. There are no nonorthogonal windows proposed. 3Lv Rather, all of the non-historic nonorthogonal windows on the Victorian will be removed. f 17 4. Lightwells. All areaways, lightwells and/or stairwells on the street facing facade(s) of a building shall be entirely recessed behind the front-most wall of the building. All lightwells are entirely recessed behind the front-most wall of the building. No areaways or stairwells are proposed. K Context. The intent of the following standards is to reinforce the unique character of Aspen and the region by drawing upon Aspen's vernacular architecture and neighborhood characteristics in designing new structures. 1. Materials. The following standards must be met: a. The quality of the exterior materials and details and their application shall be consistent on all sides of the building. All building materials are of the highest quality and their application will be consistent on all sides of the building, as demonstrated on the accompanying plan sets and renderings. b. Materials shall be used in ways that are true to their characteristics. For instance stucco, which is a light or nonbearing material, shall not be used below a heavy material, such as stone. The building materials are primarily brick and wood siding. All materials are being used in ways that are true to their characteristics. c. Highly reflective surfaces shall not be used as exterior materials. . No exterior materials proposed have highly reflective surfaces. 2. Inflection. The following standard must be met for parcels which are six thousand (6,000) square feet or over and as outlined in Subsection 26.410.010.B.2: a. If a one-story building exists directly adjacent to the subject site, then the new construction must step down to one-story in height along their common lot line. If there are one-story buildings on both sides of the subject site, the applicant may choose the side toward which to inflect. A one-story building shall be defined as follows: A one-story building shall mean a structure or portion of a structure, where there is only one (1)floor of fully usable living space, at least twelve (12)feet wide across the street frontage. This standard shall be met by providing a one-story element which is also at least twelve (12)feet wide across the street frontage and one (1) story tall as far back along the common lot line as the adjacent building is one (1) story. The one-story (but 18 feet in height to the ridge of its primary gable) Berg residence resides adjacent to the one-story structure on the Susie's property to the west. The proposed two-story addition is adjacent to only two- or three-story structures. With 18 regard to the two units of the proposed duplex, a structure is not in any way required to "inflect"toward itself. This standard is fully satisfied. The condition of conceptual approval requiring that the new construction"inflect"toward the historic house is not related to compliance with this residential design standard. Instead, it is meant to require a design modification that moves toward the spirit of the inflection standard by stepping down the massing of the new construction where closest to the resource. It is important to remember that the original proposal included a one- story, aboveground connecting link between the two masses but the applicant agreed to the better design solution of connecting the two parts of the structure below ground, foregoing the aboveground link that previously provided this inflection. Instead, the two forms are set nearly sixteen feet apart (i.e., fully detached in appearance) at ground level where only a ten foot, one-story connecting link is required under the HP Design Guidelines. With the link removed altogether and in response to the aforementioned condition of conceptual approval, the applicant has now gone even further in exceeded the Guidelines by again revising the design such that both the second floor and roof deck on the new construction are set more than four (4) feet back from the street level fagade. Consequently, the vertical massing of the new construction has been successfully broken up with the majority of its second floor and its entire roof deck set nearly twenty feet away from the eighteen foot tall resource. This "inflecting" is enhanced by the change in exterior building materials from brick to wood siding, which softens the second floor and helps it to further recede visually. Conditional Use Review, Section 26.425.040 Although a duplex dwelling on a historic landmark property is a conditional use in the C- 1 Zone District, and conditional uses are usually considered by the Planning and Zoning Commission pursuant to Section 26.425.020 of the Code, the applicant has asked that the HPC be permitted to make this determination pursuant to Code Section 26.304.060(B)(1), which allows for combined reviews where more than one development approval is being sought simultaneously in order to "eliminate or reduce duplication and ensure economy of time, expense and clarity... " It was, in fact, the HPC's request that the applicant propose a duplex on this property and the conditions of Conceptual HPC approval imply that the HPC will be the reviewing body of this conditional use request. Duplexes are permitted as a Conditional Use in the C-1 Zone District for historic landmarked properties, subject to the standards and procedures of Chapter 26.425 of the Code. Section 26.425.040 of the Code enumerates the standards applicable to all conditional uses. Said section states that, z When considering a development application for a conditional use, the Planning and W Zoning Commission shall consider whether all of the following standards are met, as o a- C114 applicable. <t LULU A. The conditional use is consistent with the purposes, goals, objectives and` LL standards of the Aspen Area Community Plan, with the intent of the Zone Districtau ' in which it is proposed to be located and complies with all other applicable '' C:) requirements of this Title; and :J CD f} B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land 19 uses or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development; and C. The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties; and D. There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems and schools; and E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use; and E The Community Development Director may recommend and the Planning and Zoning Commission may impose such conditions on a conditional use that are necessary to maintain the integrity of the City's Zone Districts and to ensure the conditional use complies with the purposes of the Aspen Area Community Plan, this Chapter and, this Title; is compatible with surrounding land uses; and is served by adequate public facilities. This includes, but is not limited to, imposing conditions on size, bulk, location, open space, landscaping, buffering, lighting, signage, off-street parking and other similar design features, the construction of public facilities to serve the conditional use and limitations on the operating characteristics, hours of operation and duration of the conditional use. Residential use has been in existence on this property for more than 100 years and predates not only the current codes but also the adoption of an Aspen Land Use Code or an Aspen Area Community Plan, in general. That said, historic preservation and the location of additional residential density within the "Infill Area" are fully supported by the AACP. Further, consistent with the intent of the C-1 Zone District, the proposed design provides a successful transition from commercial to residential architecture and intensities on just a 6,000 square foot parcel. The property is on the Aspen Inventory of Historic Landmark Sites and Structures, meaning it is not only consistent and compatible with the character of the immediate vicinity, but it is actually a defining part of this character. Adequate utilities and public services exist to accommodate the one additional residential unit being proposed. The size, design and operating characteristics of the use are being reviewed by the HPC for consistency with the Historic Preservation Design Guidelines as well as the Residential Design Standards, and the location of the residential use was established more than 100 years ago. Pedestrian and vehicular circulation, and parking, trash and service delivery needs associated with the use will only be enhanced with development of proper sidewalks and provision of alley access. No affordable housing is required for developing a duplex on this property pursuant to Section 26.470.060.1 of the Code which states that, The development of one or multiple single-family residences or a duplex on a parcel of land designated as a Historic Landmark and which contains an historic resource shall be approved by the Community Development Director. This review applies to the rehabilitation of existing structures, reconstruction 20 r after demolition of existing structures, and the development of new structures on Historic Landmark properties. No affordable housing mitigation shall be required provided all necessary approvals are obtained, pursuant to Section 26.415, Development Involving the Inventory of Historic Sites and Structures, and provided the parcel contains a historic resource. The continued residential use with one additional dwelling unit on the property is consistent with the historic preservation goals and was suggested by the HPC for this development. The additional dwelling unit is being developed on the parcel that contains the historic resource. Rear Yard Setback Variance, Section 26.415.110(B) While a rear yard setback variance was requested with the Conceptual HPC application, the proposed designs were revised in response to direction received from staff and the HPC during the course of the review. As a result, the proposed rear yard setbacks were modified but after the public notice had already occurred and the requested variance no longer matched the actual needs of the project. In short, a two foot rear yard setback was originally requested but the finally approved conceptual designs required a five foot rear yard setback variance for the new construction and an eight foot rear yard setback variance for the relocated,attached shed structure. As currently proposed, the relocated, attached shed structure will reside two (2) feet of the rear property line, the addition will reside slightly more than five (5) feet from this property line, and the garage doors will have just over an eight and one-half foot (8%2) rear yard setback. Since all of these areas are attached and, therefore, part of a single structure, the applicable rear yard setback requirement is a flat ten (10) feet. Accordingly, basing off the portion of the structure located closest to the property line, a rear yard setback variance of eight (8) feet is required, although the other aforementioned portions of the structure would only require variances of five feet and 1.5 feet. In the end,though, an eight (8) foot rear yard setback variance is necessary. Section 26.415.110 of the Code enumerates the benefits that historic properties can receive. Subsection B thereof states the following regarding variances: Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards 1. The HPC may grant variances of the Land Use Code for designated. properties to allow: w a. Development in the side, rear and front setbacks; o a- o cV U) mj b. Development that does not meet the minimum distance requirements r--i between buildings; M c. Up to five percent (5%) additional site coverage; d. Less open space than required for the on-site relocation of commercials a Mi historic properties. CD 2. In granting a variance, the HPC must make a finding that such a variance: 21 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 requested eight foot rear yard setback variance enables the applicant to develop the proposed addition in a manner that provides a generous separation distance between the historic resource and the new construction. That is, if unable to utilize the rear yard area to accommodate the addition, more of the new square footage would be forced to the north side thereof and would, therefore, decrease the generous but appropriate separation distance currently proposed between the two portions of the duplex. That is, the thought is it is better from a historic preservation and overall design perspective to decrease the rear yard setback as proposed than it would be to move the addition closer to the historic resource. Thus, this variance enhances/mitigates an adverse impact to the historic significance and architectural character of the historic property. w.<, On-Site Parkiniz Waiver, Section 26.415.110(0) Section 26.415.110 of the Code states that the City is committed to providing support (benefits)to property owners to assist their efforts to maintain, preserve and enhance their historic properties. One the benefits enumerated in subsection C thereof is a reduction in the number of parking spaces required by the underlying zoning. The parking reduction and waiver of cash-in-lieu fees may be approved by HPC,upon a finding that it will enhance or mitigate and adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district. Since this application is proposing development of a duplex, the required number of off- street parking spaces will be four (4), or two spaces per dwelling unit. The applicant is proposing two_ (2) off-street parking spaces in the garage to be accessed from the alley, one for each unit of the duplex, and requests a reduction and waiver of fees for the other two spaces that would be required (a one-space reduction per unit). This property is across the street from a residential parking zone and will be entitled to residential parking permits. If the applicant were to try and fit four parking spaces on the property it would crowd development and compromise the historic integrity of the site. With so much effort being put into an exemplary restoration and preservation effort, it would be a shame to compromise the results by placing two addition parking spaces, whether in a garage(s) or on the surface, onto the site. Exhibits: 1. Copies of Prior Approval (HPC Resolution No. 8, Series of 2011) 2. Authorization Letter 3. Proof of Ownership 4. Property Owners within 300' Attachments: Oz Architecture Plan Set of Existing Conditions and Proposed HPC Final Drawings 22 • . 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MILL STREET 303-861-5704 ASPEN, CO 81611 SUITE 108 ASPEN, CO 81611 970-925-7819 0 OF ARCHITECTURE303.861.5704 URBAN DESIGN HOUSEBERG HPC—SUBMI17AL me ( INTERIOR DESIGN a 510128 • ' JL AVJL 1L 46 V JS1J &V"Ji-:// JL'i w-417 Ja .Li 21 4� JS// V.41 L u ss=• • •.+•ter c.u•. OF LOTS H & 1 , BLOCK LOCK 99g CITY ITY ANlT®WNS\1-TS79y3®F ASPEN , P I TK I N COUNTY , C ®RyD ® o 7914- VICINITY 1 " =400 ' BMAP 1 /})p ;,off L n =4 0 0 f Ap \ / ._..__ ..._ ........ _.......__... ....... _. __.._..... _..__.. . .... _... T4-__ 94- X78 `' ASP/{4L7 --7914--.-1 0 EI / REaBAR16129 -FOUND DI / ' �/�]J ST � t � E FROM THE CITY OF ASPS/WEBSITE / CDNCR 4 LAND USE RE6ULA710N8 gAiiT 700 ZONING D167RICTS -� TM felle+i.g dl•.o+ .el uq•I:avnt1 shall apply ro:11 pfrnttt.d sed ,'f _-�1 .. O�OIPETE 1 f.LJ�J']y�1F/T� o.dltionol v+ a a/p;M Co.••reial (C-i)Zen•Di lrriet: rra: • � . -� 1 `Q•/ v��/'�5•�yp �.uLtau Iet•1i:.4 'y.f'•�L:' NEBAAR Iy�CAP a. D•taeMd uald. 1:1 dullt•g. r.e (21 d•techad reaid.f iel dc•I ling•. dep bn d••I ling sed b• oSa % .! ,�/ �T� L.S. 16129 _ �� / v y� AVE end brae4feu: 3. / Df b. All or+•r • •aNe r•q•1rw•e r. '-/ ® N/] 2.Ylnl•• lot's per d.•I ling sett hquar• I••tl: ?%�F '� ✓%.sT%A s�,y VENT a.D•ta<h.d r 1 reel dull Lg. toe (21 d.teeh.d r.aN�•e ial dualling•. duple. duliteg sed ' y ,(`. 915 ..d" k •.13�•e1 R-6 2e••Dfarlat. / •v r• v (f`�aq�p'Gn b. All other No r..vl r•.•.i- 6 1$ 3. NI•lua for rTldrh (f•tt: ! q e•, G ``�-�.��815 ���� E a. D•r:eh.d r•li dent ial dwlllrg. too 141 d•raak•d ///identlal dr•Il Inge. duple:doell leg a /. I 4� .ed br.ekfa e: S a•:1 R-6 Ze••D11tr lct. r/ w BTO q Y r�R o $ b. All ':herr/•a•: No r•gvir•unr. I Orju 7 Y rt• FOUND 4. YlnLu F 6 t yard a•6aek 1L•t1: f I'L00 a,o / o CITY CURB o. 0•teeMd ••Iden:sal d••Ilt.g. tee 121 der oehd//' denriel dulling•, daps•.dwiltey .yOu r�M� P 1 aR O MONUMENT p e•d brwkfa Eo••a•R-6 Zoe•Dt•rNef. /•,, Sa 1 Af oMr y A b. All erh• •r.a: Ne r•q•ir.vt• ' sO FIRE y 'r 5. Ylnl S7- Id yerd utbach fh•r1= Ot �-/ ryOVRq d e.D•taeh• Walden Mol d••fli.9. tee 121 daracA •id•nriei d•.111 ng•. dvpl•a d.•Ilir7 1 ! NOl �ORY and bed a d 6naifoat: Sou as R-6 lea•Diatriet r• ` ,J c / - BRICK 1 V w b. All of .r u.a: Ne req+Iru••1. 6.Mlel• •or yord 1•I bock Ifuth {� - /'% �q FT qN� a. D•roe drr.•Ide.r ial dull hg. ua t21 d.w •d r••Id•nri0 dullNngl, d.pl•.dui`. y S D and bed and br.a4 fon: Bea•a•A-6 Zen•DLtrl �f• -f- 6. All the. ..•a: Ne aqui....... ? �;== vnz l .• l EA4ENl •os e,a• rO / 7. Y1 �• Y.I.area:Purnapt to Sset tee 26.574.0611. �/ - �K rn �y\ 1 6. Ye •Mighry ! r- a�.v �.• / Y.' _'l ILE -�RVVYy a. D och•d r••Id•.rtol d+•I 11•g. tee (2)d p/-h•d-id., laf d••il lege, dupla.d • / =-�<{•-`� (/ � ta,a fClf � /� a•d d ord 6:•:41'11: Seu ea R-6 ion.Dia/riet. b '{'•.� c0r+.v J b. All :rh•r •1••: r.o y-•IgM IYEI h•f f r tee-Very•in•ef1 of a bulldt.g. 760r;P'rar,, , f0 �, • 7 136) f•a fer or thru-story•1.••n n of a b• Iding, ahieh wy ba I......•4 to fty // es rq , • a' `41 th Ivgfi a•ureiel ding. revs.+- 8..CAa •r 26.114. 7 7- 815_ '•s7a •3 / 9./t lava di•ten<•bete•••bvildi•g.a h• ler (h•r1: � ti rte.' . w r •� e 'D•teeh•d a•id.etiol dulling. no<21 d.taoh•d r•11d•nt let deal ling.. d•pl. b.d o+d br.a4 fort: Sea•a•R-6 Zoo• latr let. , i'/ b�All other un: Ne aq•Ir•unr. / /'�'�- ,^ ,�':.%;/ ,.. D " / f I r CERTIFICATION /i•ulioeal r.q•Ir•vur•. Th• f:f la•In�dine loess r•quiru•era •hall epply / �, r Gp� ` I HEREBY CERTIFY THAT THIS YAP ACCURATELY DEPICTS A SURVEY MADE UNDER MY SUPERVISION ON NOVEMBER 2ND. 2009 end eoedlt to•:1 n•• i. rhe Wd U•-0.+.{ry A•aid••tlel IR-61 Ze••Ot urlar: •+-.� I ,' P';- � / [/1 I OF LOTS H A I. BLOCK B.CITY AND TOWNSITE OF ASPEN. PITKIN COUNTY.COLORADO. THE BUILDING WAS FOUND TO BE / v v41 LOCATED ENTIRELY WITHIN THE BOUfaIARY LINEA OF THE ABOVE DESCRIBED PROPERTY. THE LOCATION AND DIMENSIONS /1.Ni.i•:e ler 11u: +Ir thou:•d(6 000) •q+are tut.For lora cr•:ted by �- ®®g+,6 I I ry15.12' OF ALL BUILD NIiB. IMP - EASEMENTS. RIGHTS-OF-WAY IN EVIDENCE ORKNOWN TO YE AND ENCROACHMENTS 26.460.030.A.4. Hi afar le le•daerk 1 •pili: thr..tha+aoad 13.0001 +gear• BY OR ON THESE PREYt 4R¢ ELY SHOWtI i¢BEON. M I.1••• lo+ are:per 4.11 Lg r r: c5'rgq tP•oacTt c1'4• Md ru Ndutlol do.tlieg:•f 1r theuond tl0) hvndad f/.500) •Ona 34„• -v �a •b) W - � t� 9 blare:ie k prep•n iu: ffia tI, .::d 13,000) •qv'r• f.•r. fir, f' •A} bl Duplu: four t d fir•h..red 14,5001 •quos fe•f. For 141-11e ' ^'c' ...� M_ v f/ / \p m / b• eY: I rhru thou'ed 13.000) aqu a.Fer ..... Nan subdlrld•d ea of Apr y-A� 14,0001 quer.Tut. For prep•rt ..... .•d lubwq•••f to Jo•e:ry I. 19 i / An,3 nv,D...R / - ` JAMES F. RESER.L. PINFq YS NOVEMBER 2ND. 2009 h.rdr•d fifty Ib.7.5 1q•... tut. .: J r ry�R / p y 1 4tD T / . I B.d a.d br•okfaat. bo'rdle fin a: No'.q.1an !'ALL - C OF 3. Miei•+•let •Idtkt airy 1601 fut-F., I.,....... bweuer 4..mik let api lt: thirry 1301 het. - / I inl•u•fro•: yerd: Principal bvlldlrg+r ten 1101 h.t. Aee•asery l�,�a-C,c r, S e j LEGAL DESCRIPTION 5. Minix•':.'.y.'d: P.iseipal balldi.gr ran 110) h.t. Fer tM p. +••d solely garage: fir• t5) T••<.Aee••aery bol ldiegl: fire 1 A _ ''r - i f d ¢,.+yr. q.o. / LOTS H A 1. BLOCK 99. CITY AIA TOWNS-TE OF ASPEN.PITKIN COUNTY.COLORADO Wise•lids yard: "�'•r. - +({ R ,},o.' / � q•� Lot SIz• 1•i•ur Biz• Total er Berh Sid.Yard•• :dot n C 1r,a / NOTES ISq•ar•Fu11 rer Sid. Yard SHED / m BASIS OF BEAR IND IS BETWEEN A FOUND CITY MONUMENT AT THE NE OF BLOCK 99 AND A REBAR WITH CAP L.S. 16129 AT ut 0-4.500 5 fee TTHE M OF LOT F.TIE BEAR INO f8 N75.09'11'W ,,- 4.500-6-000 5 fat 10 her. p u :or ......h addirienal 300 aq-r.tut ofA"` N •Q� / ^ • 1 THIS SURVEY GOES NOT REPRESENT A TITLE SEARCH BY ALPINE SURVEY$OR JAMES F. RESER TO DETERMINE OWNERSHIP let area. to :.i IS feet "{ tai's +td•yard •1_ r" - ••�, //' SET REBAR AND J r. CAP L.S.9181 p OR EA3EYENTE;OF RECORD. 6.000-6.000 5 f�.t IS f.•t. p1:y Lfeor for wed ad 200•geor• h.t of �- CORNER / let or.a. ry a•Ns••et 25 feet ei refs erd �� �,, _;� 4 I CLOSURE 13 LESS THAN 1/10.000- / `` \ OCK M / 6.000-10.000 '1• fut 25 tut. pip• I /oot fer each addit ion•1 200 Ova f••r .`` .�� .��SPNA(T ���\ A�1 THERE ARE NOKNORN NATURAL HAZARDS THAT EXISTS ON THIS SITE. STEEP SLOPES HAVE BEEN IDENTIFIED. sat cru. lto a ao.taao of 35 feet el total •1d•y rd. FOUND D II PK AND WASHER��. �.. �. / `ja 1 THE REAL PROPERTY DESCRIBED NEAEON DOES NOT LIE WITHIN THE LIMITS OFA 100 YEAR 10.000• �5 feet 35{uta dlu• I feet to:.eeh oddtrie.at 400 aq• • her of E L.SA 5710 I'WC ' FLOOD IIAZARD;60tMDARY. let ar. 7777771.a voafa••of SO f.at et total •id yord. RAILROAD MILS �� _ -JOp - _ , `,•./���� / THIS SURVEY MEETS THE LATEST MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/AGSM LAND TITLE SURVEY 0-7.500 -�10 her 20 f..1 'D ^ VERTICAL DAT41Y 18 FROM OPS-4/7920.20'7 OF THE CITY OF ASPEN 0P5 CONTROL SURFACE PLAIN YONWEN7ATION PUT JLA4M/AF'A W71AV/S FMN//AF/DA OWIC14Z Adf/W AE 0177 9W AS/E)V. P/!A'/N CAM7Y. GCCAPALN. AW O. /AQF O FOUND ,•.\\ / 1 -/ LKSAN . 259 7 R N LEGOND E 'PR ERTY MONUMENT �i - / • ® W 11ETER I / / --X-- FENCE LIME / IMPROVEMENT SURVEY s LOTS H d G BLOCK 99.ASPEN.COLORADO • AVERSE POINT METER-----YELLOW PAINT/ / / / R"CDU4TY.COLORADO. D CA Ty PEDESTAL--•--'ORANGE PA INf� 0 S q' 6 2O/ / y BY. ALPINE " U DESV S .^11 ® PHONE PETAL---ORANGE PAI / DRAIN INLET I / •^�� '�' 8CALE: I"=10' JAMES F.RESER L.S. 9184 91CONTOUR INTERVAL I' l 215&MMAKK AS MER CO.SW 970.925-2686 DAM 1-2-09 SCALE;r.I0' JOB NO;74$s s ARCHITECTURE • 6 1111,111,5104 URBAN DESIGN HOUSEBERG ASPEN, 303.961.9230 ® I INTERIOR DESIGN 510128 • • K; + 1 1 � Now _ oilini valw-Ams„ � '��� � �� iii • PORCH w 4 .t �n SPRING STRE ^` BERG HOUSc SITE PLAN HONE:303.861.5704 ASPEN • , CO FA7(:303..861.9861.923300 � 0 510128 4D 1/8" = 1' 0" 0 11.23.2011 0 www.O?ARCH.COM H-2 I I I I \ I I I 1 v -- -" BEDROOM - `�, WELL I ® ® WELL ------- I I EXERCISE / a CARDIO -- MECH. - i BEDROOM I I STORAGE I I �--- - I P.R. UP I LAUNDRY W.I.0 --- o E a El El �� - UP STRG I I LAUNDRY I � WELL AV BAR I LIBRARY BEDROOM MECH. 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L- - ' I` �_ -� �i ' _ - - I - � . - L W R.NT 10V 01 � CABIN SOUTH ELEVATION BERG HOUSE - Lgr"rH_EL_EV TION ' r•r p. / ''`•`1''' REALIGN SIDE GARAGE ACCE55 TO REAR -— - SOUTH ELEVATION TO PROVIDE CONTINUOUS GARDEN SPACE ALONG STREET. -+ O - - ROOF � 125.o`9 -- . - - HC5)f DECK Ef L[VFI 7 _ I _ AV T 119.r,. - '" �- .. _ tom_ - ;i_ ► ._ - f �5MENINMMRUB55TONE PLANTERS APPRM.6-0rTALLBEHIND PENCE PLANT POTS TO CREATE PRIVACY POR TO DEFINE5PACE VIEW GARDEN �/ BEF�G'HOUSE - WEST F� E��ATION OUTDOOR DINING SPACE - - -- WEST ELEVATION BERG RESIDENCE Preliminary Landscape Design DEZUE a landscape architecture firm 205 SOUTH SPRING STREET Y4'-1'-0• June 29,2012 616 Y2 worth Doheny Drive ASPEN, CO 81611 West Hollywood,CA 90069 Preliminary Plant Palette 4 Acer c4rw.kan Pia.wnpnr Annewnorwarx grernaBoke Pwew eNraarta Ghb bdobe Panx lelige mwasked Phue PaperbeAn mope .tapnwe Yke»LMeo Colorado Sprees S«Noeewry Sooeoh Pwr saxes 2MV 11 W-2W exaW MM"do 40'x0' Mrnee Doul/ee ftMprtaee 11BBe Ree Man ae sWtae 40'x2a Trees t r. !s Slfi111111111 1119Y Carew arbee �., Cornua alba'SlbMla' Euanynxxn aladro Pewrw►ipederr Sadx pwgaee 116". ,. 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All seams and edges are welded dercoat. Finish specially developed for outside above the vertical window to evenly illuminate together with invisible welds. Fixture mounts exposure with excellent all-weather resistance. both sides of the vertical opening. Lamp not to wall-bracket with recessed screws. included. ELECTRICAL SHIELDING Specify,120 volt or 277 volt. Fixture is MOUNTING Lamp opening is shielded with gasketed glass supplied with internal electronic transformer Fixture is supplied with an bergie junction plate. and is fully gasketed and U.L./C.U.L.WET box. See reverse for detail. LOCATION LABELED.Fixture may be dimmed with no special modification or specification. Dimensions 1.2' 0.9' L . .I I I• ►i' 2.0'N W 2.1' N I t� e m i*-4.0---liri Energie LLC,4885 Ward Road,Suite 300 Wheat Ridge,CO 80033 Tel 720 963 8055 Fax 720 963 8044 www.energielighting.corn In ar,effort to conUnuauy i,mprove our products.we reserve the right to charge or modify desigrs andlor•gaterials without prior noticee n e rg e Ail rights reserved.These pro&cts may be covered N ore or more L)S.or mternattoral patents or patenfs perd,ng. 05/05 1'9 NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY. REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC. Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE I ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 L 1 element architectural lighting design LLC Boulder, CO i e ekoonce@elementlighting.com PH 720.560.4931 1 FAX 303 443.4031 0 0 ARTRES SCONCE Mounting Diagrams DESCRIPTION ;4 3.3' 0 iF 1.5'_11�I O • o t ero junction box supplied to allow the fix- ture to be mounted flush against the wall with o no exposed mounting plate. e O O Energie junction box may be shipped prior to receiving the full lighting fixture shipment. O 01 O Consult factory for specific custom junction box dimensions and details. TOP VIEW 0 r O SIDE VIEW v a v 1 ' Installation instructions may be found at www.energielighfing.com. Energie LLC,4885 Ward Road,Suite 300 Wheat Ridge,CO 80033 Tel 720 963 8055 Fax 720 963 8044 www.energielighting.com i I' In an effort to continually improve our products,we reserve the right to change or modify designs and/or materials without prior notice. e n e I g e All rights reserved.These products may be covered by one or more U.S.or international patents or patents pending. 05/05 194 NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY. REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC, Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE I ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 Ll element architectural lighting design LLC Boulder, CO I e ekoonce@elementlighting.com PH 720.560.4931 1 FAX 303.443.4031 C2LO4 Calculite 1 .75" Aperture, 400 Lumen LED Page 2 of 8 Features Features(continued) Aperture:1.75"(44 mm)I.D.,2.50"(63mm)O.D. Reflector Flange:Thickness:0.09"(2.4 mm).Width(flanged) Input Wattage:11W max.(C21_04) 0.37"(9.5 mm).Width"flush-mount)0.19"(4.8 mm) Fixture Output:Aluminum.Provides 50°cutoff Required Depth:5.91"(150 mm). 5.5"plenum depth required to source&source image.Self-flanged. for Non-IC installation.see above for fixture dimensions Beam Spread options: Ceiling Cutout:2.125"(54mm) Beam Spacing Delivered Efficacy CBCP Installation:Hinged design allows fixture to be installed from Spread Criterion Lumens below ceiling.Two screws actuate pivoting installation arms. 12' 0.2 3281m 29.8 Im/w 5099 Vertical installation only(as shown in above drawings). 17° 0.3 412 Im 37.3 Im/w 3282 Thick Ceiling Capability:3/8"-2". 25' 0.4 3821m 36.0 Im/w 1995 Optical Accessories:One(1)accessory as defined in 38' 0.6 3771m 34.91m/w 936 47' 0.7 3311m 30.0 Im/w 544 "Accessories-Optical"below.Accessories install securely to top of reflector housing.Proper positioning ensured via offset die cut. Reflector Cone:Aluminum.Provides 50°cutoff to source Field Accessibility:LED array,beam spreads(optics) &source image.Twist in lock installation within frame-in kit and driver are field interchangeable/replaceable ensures snug fit to ceiling. Fixture Weight:1.8 Lbs. Technology Electrical Array:4-chip LED array featuring 2-step SDCM binning control Power connection:Integral connection between Photometric Performance:Tested in accordance to IESNA driver and LED array LM-79-2008 Junction Box:UL listed for 6 No 12 AWG,90'C through Color Consistency:2 SDCM(max.) branch circuit connectors.Allows inspection from below. Spectral Power Distribution: Compatible with 2-1 conduit connector for daisy chaining. Minimum Starting Temperature:-20'C dIIIIIIIIIIIIIIIIF Maximum Operating Temperature:60'C �"'­"'' Input Voltage:120V /"•. Input Frequency:60Hz -- b 6 Input Current:.09A Color Rendering Index:80 min,82 typical LED Drive Current:670mA Input Power:11W LED Power:9.1W Ra R1 R2 R3 R4 R5 R6 R7 RH R9 THD:<20% Power Factor:>0.9 81.0 FCC Rating:Parc 15/Class B driver RIO R11 R12 R13 R14 Labels UL,cUL,I.B.E.W 17',25°&38'&58°beams suitable for wet location Dimming Capability:ELV dims to nominal 10%lumen 12°beam suitable for damp location output. See LED-DIM specification sheet for dimming 5 year warranty system compatability. Emergency Capability(Inverter):Yes. Type: See LED-LMI specification sheet Rated Life LED Array:50,000 hours at 70%lumen maintenance PHILIPS (L70,B50). Based on IESNA LM-80-2008. Driver:50,000 hours 1_1 C3 I-I TO 1. 1 Im R NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC. Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE I ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 L2 element architectural lighting design LLC Boulder, CO I e ekoonce@elementlighting.com PH 720.560.4931 FAX 303.443.4031 C2L04 Calculite 1 .75" Aperture, 400 Lumen LED Page 1 of 8 CA2FMR 10.69(standardinstallation) 11.00(8 fully extmdcd) Top view o� rj - -250— Ordering � - 2 63 89 4.P 5.44 2.67 5.86 �t.26 CA2X2FMR Front view - CD Guide:Frame-in Kits Frame-in lumen Package Style Color Beam Installation Input Kit Series (nominal) Temperature Spread Style' Voltage C2L 04(400 Lumens) DL(Downlight flanged) 30K(3000K) 12(12 degrees) R(install-from-below) 1(120V) DLFT(Downlight flush-mount)' 17(17 degrees) 2S(25 degrees) 38(38 degrees) 47(47 degrees) 'requires"FT"series reflectors Ordering Guide:Reflectors Reflector Style Finish Flange Series C2L(Round) DL(Downlight-50"cutoff) BK(Black) P(aperture-matching) DLLS(Downlight with linear spread lens-75'cutoff) CCD(Comfort Clear Diffuse) FT(Flush mount)` LW(Lensed Wall Washer)" CCZ(Champagne Bronze) WH(Painted White) C2X2L(Square) DL(Downlight-50'cutoff) BK(Black) P(Aperture-matching) LW(Lensed Wall Washer)' WH(Painted White) FT(Flush-mount) *requires"FT"series frame-in kit 117"beam spread recommended '18"max installation from vertical surface recommended .. Type: Job Name: Cat.No.: Notes: PHILIPS 1_1 C31-1 TO 1_ 11= IZ NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY. REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC. Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE I ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 L2 element architectural lighting design LLC i Boulder, CO I e ekoonce@elementlighting.com I PH 720.560.4931 1 FAX 303.443.4031 • HINKLEY life AGLOW 1518BZ-LED Path Lighting Width: 6.5" Height:22" Weight:4 lbs. Material:Aluminum Glass: Etched Glass Lens Bulb:2.4w LED 12v DC Voltage: 12v Leadwire: 36" UPC:640665151831 Notes .L 0 r Hinkley Lighting,Inc.1 12600 Berea Road I Cleveland,OH 44111 1 216.671.3300 1 216.671.4537 fax H I N K LE i www.hinkleylighting.com I www.hinkleylandscapelighting.com I www.fredrickramond.coni I AN DSC: ANF F R E D R I C K RA MO N D www.facebook.com/hinkleylighting I www.youtube.com/hinkleylightinginc NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY. REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC. Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE I ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 L3 element architectural lighting design LLC I Boulder, CO I e ekoonce@elementlighting.com I PH 720.560.4931 1 FAX 303.443.4031 HINKLEY. life AGLOW~ 030OSS r4 Transformers Width: 6.5" Height: 18" Bulb: n/a Voltage: 120v Extension: 5.5" Certification: c-UL-us Wet UPC: 640665030013 Notes: This 300 watt Pro-Series Transformer is supplied with a 3'grounded line cord and is epoxy encapsulated with a stainless steel enclosure. Features(12v-15v)multi-tap outputs and circuit breaker protection.A modular timer and photocell is available. Notes ❑ f Hinkley Lighting,Inc.1 12600 Berea Road I Cleveland.OH 44111 1216.671.3300 1216.671.4537 fax H I N K LEY R, , www.hinkleylighting.com I www.hinkleylandscapelighting.com I www.fredrickramond.com t A % D S C A p E'. F R E D R I C K RA M O N D www.facebook.com/hinkleylighting I www.youtube.com/hinkleylightinginc NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY, REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC, Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE i ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 L3 element architectural lighting design LLC I Boulder, CO 1 e ekoonce@elementlighting.com 1 PH 720.560.4931 1 FAX 303.443.4031 • Tree Mount Accessory (TM1 H) Specification Sheet Project Name: Location: MFG:Philips Hadco Fixture Type: Catalog No.: Qty: Ordering Guide Example:TM1H Product Code I TM 1 H Tree Mount Accessory Specifications ACCESSORIES: Cast aluminum low voltage tree mount canopy.Bronze polyester powdercoat finish.Stainless steel combination lag screws with hex nuts included. Tree Mount Accessory (TMS10) Specification Sheet Project Name: Location: MFG:Philips Hadco Fixture Type: Catalog No.: Qty: Ordering Guide Example:TMS10 Product Code I TMS10 Tree Mount Accessory lilt Specifications ACCESSORIES: Nylon Tree Strap-Black-A non-intrusive way of mounting line or low voltage bullyte fixture to a tree.104(3.05m).field-cut to length.Nylon strap with high strength,durable ABS adjustable fastener.500 lbs strength test.Use with:TMC2H(line voltage)TM1H(low voltage). NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY. REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC. Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE I ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 L4 element architectural lighting design LLC I Boulder, CO I e ekoonce@elementlighting.com PH 720.560.4931 1 FAX 303.443.4031 ( • 0 LED Bullyte (BL-5D4) Specification Sheet Project Name: Location: MFG:Philips Hadco Fixture Type: Catalog No.: Qty: Ordering Guide Example: BL-5D4 W 5D4 H W A ~ I i Product Code BL_5D4 LED Bullyte / Optics W Wide N Narrow M Medium I} l LED 5D4 LED 1 * r'' Output H High L Low -I IS CCT W Wann3000K l.'Irvrl C Coo14000K Finish A Black H Bronze G Verde '1 Please note that a finished product code will look similar to the following: BLW5D4HWA.The example shown above is incorrect due to website coding procedure. Specifications HOUSING: Fully rotatable shroud,die cast aluminum. Die-cast marine grade aluminum alloy. Cool external temperatures-all below 46°C-so the luminaire is cool to the touch,including the lens.Perfect for high pedestrian traffic and plant life applications.Exceeds European standard EN 563 both 1 second(74°C for coated metal,80°C for glass)and 4 seconds(61°C for coated metal,70°C for glass)of contact. Fully-adjustable swivel arm with vibration-proof locking teeth. %'NPS male threads to screw onto accessory mounting stake or junction box,sold separately. Fasteners are 300 series stainless steel. Gasketing is silicone. Double gasketed. FINISH: Thermoset polyester powdercoat is electrostatically applied after a five-stage conversion cleaning process and bonded by heat fusion thermosetting. Laboratory tested for superior weatherability and fade resistancein accordance with ASTM 13117 specifications. OPTICAL ASSEMBLY: Integral collimating spot(10')optics.Integral collimating narrow flood(26')optics.Integral collimating wide flood(38')optics. Clear tempered glass affixed at 10'angle for natural cleaning. ELECTRICAL ASSEMBLY: Input voltage range(VAC):10.8-17.5.Input frequency:60Hz.(magnetic low voltage transformer required).Integral surge protector built into LED driver circuit.12 volts,12.4 total watts consumed(high power)or 5 total watts consumed(low power). Powered by Advance":Integral Advancer"electronic LED driver.UL class2.40°C/F minimum starting temperature. 12 Volt fixture is pre-wired with 3-ft pigtail of 18-2 AWG,105'C,SPT-1W wire. Low voltage quick connector,catalog#LVC3 included for easy hook-up to the low voltage supply cable,not included. Low voltage transformer must be ordered to power the fixtures. 12 Volt system requires remote transformer,not included. IP RATING: IP66:Dust-tight and sealed against direct jets of water. LAMPING: White high brightness(HB)LEDs.Deliver 70%lumen maintenance at 50,000 hours.Cool white(4,000K nominal).Warm whi' WARRANTY: 5 year extended warranty CERTIFICATIONS: ETL listed to U.S.safety standards for wet locations. cETL listed to Canadian safety standards for wet locations. Manufactu Height: 2 3/8"(60mm) Width: 2 13/16"(71mm) Length: 5 13/16"(147mm) Max.Weight: 2.6 Ib. ISO 9001:2008 Registered Page 1 of 1 Pu'�'�� Note:Philips reserves the right to modify the above details to reflect changes in the cost of materials and/or production and/or design without prior notice. �-1 100 Craftway Drive,Littlestown,PA 17340 1 P:+1-717-359-7131 F:+1-717-359-9289 1 http://www.hadco.com I Copyright 2011 Philips HAOCO"wz NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY. REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC, Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE I ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 L4 element architectural lighting design LLC 1 Boulder, CO 1 e ekoonce@elementlighting.com 1 PH 720.560.4931 1 FAX 303.443.4031 I • i Transformer (TC152-12) Specification Sheet Project Name: Location: MFG:Philips Hadco Fixture Type: Catalog No.: Qty: Ordering Guide Example: TC152-12 Product Code TC152-12 Transformer Specifications HOUSING: Housing and cover are polyester powdercoated steel with removable door. Two(2)1/2"conduit knockouts on each side. Internal transformer is epoxy encapsulated Exterior Mounting-Transformer should be mounted on the wall,structure,or post in the vertical position.Cable entries should be positioned downward. ELECTRICAL ASSEMBLY: 6-ft heavy-duty 18-3 AWG,105°C,SJT power cord with 3 prong grounded wall plug. The transformer is thermally protected and is shielded between the 120V input and the low voltage output,for safety. Insulation type transformers for safe operation. Euro-Board terminal block for easy low voltage cable attachment. Line voltage amperage draw:150VA =.9AMP. 50/60Hz input.Consult factory for details. CERTIFICATIONS: ETL Listed to U.S.safety standards for wet locations. cETL listed to Canadian safety standards for wet locations. Manufactured to ISO 9001:2008 Standards. WARRANTY: Ten-year limited warranty. Height: 7"It78mm) Width: 3 1/2'(89mm) Depth: 3 1/2"(89mm) ISO 9001:2008 Registered Page 1 of 1 PHILIPS Note Philips reserves the right to modify the above details to reflect changes in the cost of materials and/or production and/or design without prior notice 100 Craftway Drive,Littlestown,PA 17340 1 P:+1-717-359-7131 F:+1-717-359-9289 1 http://www.hadco.com I Copyright 2011 Philips HAOCO HW2 NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY. REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC, Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE I ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 L4 element architectural lighting design LLC I Boulder, CO I e ekoonce@elementlighting.com I PH 720.560.4931 1 FAX 303.443.4031 • 4/2/12 Klamath Falls:Craftsman Art Glass Wall Bracket Klamath Falls ,kEjUVENAT I0IY am" 390 Craftsman Art Gass Wall Bracket rej o v e n ation.com 1888-401-1900 Item# A3390 Omrall Width 7" Overall Height 11' Projection 8" Wall Canopy 41O X6-1/P' Finish Black Enamel Art pass Gold-White Iridescent Art pass KbArnum Wattage(per Socket) 100 Number Of Sockets 1 Orientation Instal As Stow n UL Location Wet Socket(determines Bulb) Incandescent Also Takes Screw4n CF Bulbs Total Price r t print this window dose this window j; www,rejuvenation.com/fixshowW304/templates/selection.phtml?choseno=W304&n=v&tab=specs&prin... 1/1 NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC. Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE(ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 L5 element architectural lighting design LLC i Boulder, CO I e ekoonce@elementlighting.com i PH 720.560.4931 1 FAX 303.443.4031 GMLigh=g Project: 12V DC LEDTASKTM Type: WET LOCATION FLEXIBLE LED Location: LINEAR RIBBON Contact Phone: PRODUCT DESCRIPTION ) ( Sm;i33 A wet location flexible LED linear ribbon that conforms to straight,curved and irregular architectural coves,outdoor steps " o ®�® ® ®"'® ®�®'"® ° and bannisters,fountain exteriors,outdoor cooking islands t 12.5mm r,e�< ma,k, afi`°°r',-` and food stations,recesses,and other constructs where even, energy saving LED illumination is specified in environments that eomm are exposed to moisture. Not to be submerged directly in For connectors please see water. Available in a 5 meter(164)reel and connectable 1 www.gmlighting.net or meter(39.37")lengths. Ribbon can be cut and sealed in the page 13 of GM Lighting catalog. field to achieve desired length. PRODUCT SPECIFICATIONS Construction: LEDTask Wet Location Flexible LED Linear Ribbon is fully surrounded in a waterproof linear sheath that protects the inner LED ribbon from moisture. Shipped in ELECTRONIC POWER SUPPLIES moisture proof bags. DIMMABLE MAGNETIC POWER SUPPLIES One meter length has a female connector affixed to the opposite end of the ribbon which allows for connecting 2 lengths Cat.No. Description together and is supplied with 1 male plug for sealing the end of LTP-2 2 Amp-Switchable-120V Cord and Plug. the run. Includes 1 -LTW-24-WP wet location ribbon to power 12VDC @ 2 amps.Electronic. supply connector.(24"lead wires). Also contains mounting LTP-6 6 Amp-Switchable-120V Cord and Plug. clips,silicone sealant and 2 silicone end caps. 12VDC @ 6 amps.Electronic. Five meter reel includes 1 -LTW-24-WP 24"wet location ribbon LTH-2 2.1 Amp-12V DC-25W Metal Chassis Hardwire to power supply connector. 1 -male connector affixed at start Screw terminals of reel. Mounting clips,.screws,silicone sealant and 2-silicone LTH-4 4.2 Amp-12V DC-50W Metal Chassis Hardwire end caps. Screw terminals Electrical: 19 LED's per foot. Each LED is.08W. 1.52W per LTH-8 8.5 Amp-100W Metal Chassis Hardwire foot. One meter length is.4 amps. 5 meter reel is 2.0 amps. Screw terminals and mounting feet. Electronic. 50,000 hour LED life. LTH-16 16.7 Amp-20OW Metal Chassis Hardwire Color Temperature: 3500K warm white(WW)and 5500K Screw terminals and mounting feet. Electronic. pure white(PW)along with assorted colors. LTH-25 25 Amp-320W Metal Chassis Hardwire Power Supplies:See chart at right for complete descriptions Screw terminals and mounting feet. Electronic. and catalog numbers. Dimming: Yes with dimmable power supplies(see at right) LTH-50-DIM Dimmable-Primary:120VAC,60Hz,0.33A utilizing low voltage magnetic on/off wall dimmer(by others). Secondary:12VAC,12VDC,4A Max.sow Mounting: Linear ribbon can be mounted to any surface LTH-60-DIM Dimmable-Primary: 120VAC,60Hz,0.33A utilizing silicone mounting clips(supplied). Secondary:12V AC/DC,12VDC,4A Max.60W Label: LIL listed. �� LTHM-1004DIM Dimmable-Input:120VAC,60Hz, American Lighting Association Output:12VDC 8A Max.100W,Nema 3R Enclosure C US For power supply dimensions.please see www.gmlighting.net Cat.Number Length Total LED's LED Wattage Total Amps Lumens per Ft.* Color LED Life LTR60WP-SO-PW 1 M/39.4" 60(19/ft.) .08W(1.52W/ft.) 0.4 131 5500K Pure White 50,000 hrs. LTR60WP-SO-WW 1 M/39.4" 60(19/111.) .08W(1.52W/ft.) 0.4 79 3500K Warm White 50,000 hrs. LTR30OWP-SO-PW 5M/16.4' 300(19/ft.) .08W(1.52W/ft.) 2.0 131 5500K Pure White 50,000 hrs. LTR30OWPLSO-WW 5M/16.4' 300(19/ft.) .08W(1.52W/ft.) 2.0 79 3500K Warm White 50,000 hrs. LTR30OWP-AM 5M/16.4' 300(19/ft.) .08W(1.52W/ft.) 2.0 10 Amber 50,000 hrs. LTR30OWP-BL 5M/16.4' 300(19/ft.) .08W(1.52W/ft.) 2.0 12 Blue 50,000 hrs. LTR30OWP-GR 5M/16.4' 300(19/ft.) .08W(1.52W/ft.) 2.0 34 Green 50,000 hrs. LTR30OWP-RD 5M/16.4' 300(19/ft.) .08W(1.52W/ft.) 2.0 9 Red 50,000 hrs. 'Kelvin temperature(color)x200. G gh=g GM Lighting,LLC • 9830 W.190th St. • Unit F • , 60448 Toll-Free:(866)671-0811 FAX: (708)478-2640 www.gmlighling.net e-mail: gmlightingllc@sbcglobal.net• Specifications subject to change without notice. LTRWP_032210 NOTE: THIS FIXTURE CUT IS FOR INFORMATION ONLY. REFER TO SPECIFICATIONS FOR ALL CATALOG NUMBERS, LAMPS, FINISHES, ETC. Lighting Fixture Cutsheet FIXTURE TYPE PROJECT: BERG RESIDENCE I ASPEN,CO PROJECT#: 11114 DATE:OCTOBER 20,2011 element architectural lighting design LLC I Boulder, CO I e ekoonce@elementlighting.com I PH 720.560.4931 1 FAX 303.443.4031 • AflCH11 EM[ 3003 Larimer Street _ „n Denver,CO 80205 6- = _j phone 303.861.5704 N \ / O❑00❑O ❑�O L4'S MOU TED ♦ . woo O ���/// O O TO TREE TRAP @ 12FT G ♦, O OO ,♦`w O MECHANICAL 00Fw;� "J:] O F"'------J ---------- O LU BARN/W.I.C. L W 3 r L4'S MOU . ♦ . r O TREE ,♦ � '^ @ 12FT ♦ ♦' J .7 •♦ '^ 1 MAS(3 TER ;� m z 00 LOCATED AT — , BEDROOM ' �``0 ♦ Q 2ND LEVEL r BATH ,���♦ U PATIO X1 LINEAR LED a (17FT AFG) CON:EALLED IN . PLANER LEVEL L DN z 2 Ll1 TREE MASTER .BATH ; O G AWN ~ �- O w D cn ' O Y m o Q y = Q BEDROOM .� f - ,IAFI L SITTING ROOM O I I ' I z I L.2 FOYER ' GARAGE ' PROJ.NO. 510128 I DRAWN: Author s I L o LB CHECKED: Checker OO PORCH 8-0 AFG KITCHENETTE APPROVED:Approm ' PORCH OO DATE 04.04-2012 � I r: I L1 REVISIONS ° c J BOX O 05.29.12 ZONING CMNT . 000 'S R 8'-0"AFG . ♦ . ABO E ♦ v �� ♦♦♦ t O , ♦ ♦�, ` ®OZ ARCHITECTURE 8' .` ', ,, ' ♦ ,♦♦♦:♦ iL '`0 = ♦'�w, v BERG DUPLEX ♦` ti • , �/ ♦ �• ♦ ISSUED FOR: PERMIT SET SHEET TRLE �w♦ g;- - � �♦ , � � ♦ �, BERG HOUSE SITE LIGHTING PLAN f--` SCALE: As Indicated X" I SHEETNUMBER N�TM BERG HOUSE SITE LIGHTING PLAN �«H E L. .x �✓A��� 4f�"l�:� � V r �.9 t ! //t� O tR'•1'O' ��_..,........y.. i. 's ems' A-pad 5cd4m Web:www.san[afedoor.c"m —332 Canplete unit * i J11SANTA F� D-4R. I I f I I52 Ysoo a„a sc se ,um.n�aq—"M VIOZ ,per L� , eeo.�Ises�ess-ciao r.:Imd s-ano r A I . I Description:204-SS Wood Species:Poplar I I RO Width: 34" RO Height: 86" I �4 Slab Thickness: 1-3/4" I – Texture:See Excel Interior:No Exterior:Yes Hinge Type:See Excel I I Door Number&(Location). I I MIN EXTERIOR 1- xterior - TBD �i I I SI<7E 51GE � I I J-6 � I I. Ertensim ' I .Iv- I ao _3�1 'Complete Unit Width:33-1 2 Complete Unit Height: 85-1 2' 2 23"— �2" Swing: See Schedule AEXI�t?I0�VIEW Drawn By: Tracey W. IIS/ I IIJob#: Drawin Date: 1/22/13 Drawing Ref.#: 012213-ED--TW Revised? Date: Client,f�Ms Construction - BergResidence Page No.Al 4 i t Vail, Colorado Denver, Colorado "t Frisco, Colorado y� Rifle, Colorado C Monroe & Newell Engineers,Inc. September 18, 2012 Shaw Construction Grand Junction, Co. Attn: Mr. Sam Meyer Re: Berg Residence Historic Shed (M&N#8768) Aspen, Co. Dear Sam: Monroe and Newell Engineers Inc. has reviewed the proposed bracing of the historic shed required to relocate the structure. Shaw construction has proposed framing the roof per the structural documents then installing a micro-lam to the bottom of the wall studs. This solution is acceptable to Monroe and Newell Engineers. Inc. If you have any questions or comments,plese call. MONROE&NEWELL ENGINEERS, INC. Very truly yours, Gram; Arran, P.E. Princ' al P�0 REG�s. v 2603 to PASS�Y J www,monroe-newell.com 1701 Wynkoop Strect + Suite 200 • Denver, Colorado 80202 (303) 623-4927 • FAX (303) 623-6602 + email: cir.nvicer�jrnonroe-newe:ll.corn • • FEE , BERG RESIDENCE HISTORIC PRESERVATION PLAN Historic House (Cabin) The Cabin, currently located at 205 S. Spring Street;Aspen,Colorado, will be saved as required by the city of Aspen and remodeled as specified in the construction documents prepared by Oz Architecture. Attached is an Asbestos Inspection Report prepared by DS.Consulting dated March 23, 2012. According to this report, no asbestos materials were found and no professional abatement activities are required. The historic house located at the north end of the lot known as 205 S: Spring Street will be raised in place in order to provide room for the lower level of the new building to be constructed. The following steps will be taken in preparation to move the house safely: • Exterior elements of the cabin will be removed as indicated in the demolition drawing. Gapping holes in the exterior envelop will be covered temporarily with new wood framing and plywood sheathing until such time that the building is re-set on the new foundation and reconstructed. Please note, no interior finishes, including the wood floor or floor structure are being saved. • The interior of the Cabin will be gutted of all finishes, including drywall, paneling, tile, cabinetry, wood trim, etc. In addition, all piping, electrical wiring, fixtures, and ductwork will be removed. When possible, removed items will be recycled or donated for re-use. The exterior siding will be removed to a height necessary for the installation of the support members needed to raise the house. The siding will be removed carefully with the hope that it will be re-used when the structure is rebuilt. • Micro-pile shoring will be installed around the perimeter of the new construction in preparation for excavation. The shoring system will include six concrete pads, each support by micro-pile in alignment with the three temporary structural 18" 1-beams noted below. • In preparation for the raising of the cabin, 12" continuous gludams will be lag-bolted to all the interior and exterior wood stud walls approximately 36" above the finished floor. Four 8" I-beams will be equally spaced and inserted under the gludams north to south in the structure and extend beyond the exterior envelop of the house so as to under-pin the entire structure. Three 18" I-beams will be installed under the 8" I-beams east to west so as to under-pin the entire temporary support structure. This assembly will be observed for structural integrity by the structural engineer of record prior to the lifting of the house. i • • ' r If required, additional bracing or structural support will be added per the structural engineer's recommendation. The house will not be moved without the engineer's written approval. • Micro-pile shoring will be installed around the perimeter of the new construction in preparation for excavation. The shoring system will include six—4' x 4' concrete pads, each support by three micro-piles, in alignment with the three 18" 1-beams. The three 18" I-beams will extend beyond the concrete cap of the micro-pile shoring system and sit on cribbing that is placed over the 4' x 4' concrete pads. • The stud walls will be cut away from the existing floor system and foundation. The house will be raised in place approximately 4' above the new foundation. • While the house is raised, the lower level will be excavated, the new foundation will be constructed and the new floor system installed. The wood stud walls will be extended as indicated in the architectural drawings to achieve the approved height of the new structure and the house will be lowered in place. • The Cabin will be reconstructed according to the approved permit construction documents. The project structural engineer will inspect and advise the Contractor regarding modifications or additional structural requirements necessary to bring the house to satisfactory level of structural integrity. SHED The Shed,currently located at the southwest corner of the lot at 205 S. Spring Street, Aspen, Colorado, will be saved as required by the city of Aspen and remodeled as specified in the construction documents prepared by Oz Architecture. The Shed will be structurally braced, and temporarily relocated by a crane to the courtyard of 623 East Hopkins(Susie's). Prior to the shed being moved, Shaw will frame the interior of the structure per the new design. We will then install a micro-lam to the bottom of the studs and get a crane to lift the structure with straps and sit it down at the temporary location. The shed will be under the supervision and care of Shaw Builders the entire time that is located at 623 East Hopkins. Fencing will be installed around the shed to,create a barrier/separation. ` Once the foundation and utility work is complete,the Shed will be returned to the site and placed back on site and remodeled in accordance with the approved permit documents. J 2 D J PROPERTY AREA a E I t e 6r000S.F. >p Inc LoTF IShed / Fencing wf Green Mesh / wian�sc / . erre BENCH MARK X62 RY J J ,� M F 1 / r ` i noun N7 jl w / r EXHIBIT ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 2-D5 S , J D rt n,Q U�re til ,Aspen,CO SCHEDULED PUBLIC HEARING DATE: D� (, I7�� f' ,209A STATE OF COLORADO ) ss. County of Pitkin ) I, mi" d S (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: $lk 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. X 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 ZT�' ay of NO UPam6PC ,20)A,to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. X 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. (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 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 amendmen . Signature The foregoing"Affidavit of Notice"was acknowledged before me this V4day of NOV M19e12 ,200L, by Mft+ l Haat S WITNESS MY HAND AND OFFICIAL SEAL 'Z f'' Y•Pve�O My commission expires: 0--12S 120 1S t CHRISTINE i SOSONKO �" ....•�'�• Notary Public OP DIY Commissar Estes 07005 ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE(SIGN LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL 0 PUBLIC NOTICE RE: 205 S. SPRING STREET, FINAL MAJOR DEVELOPMENT, CONDITIONAL USE REVIEW AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, December 14, 2011, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by 635 E HOPKINS LLC, c/o 532 E. Hopkins Avenue, Aspen, CO 81611, '970-920-4988. The applicant is represented by OZ Architecture and Haas Land Planning, LLC. The project affects the property located at 205 S. Spring Street, Lots H and I, Block 99, City and Townsite of Aspen, County of Pitkin, State of Colorado, PID# 2737-182-12-002. The applicant proposes to remove non-historic portions and features on the existing Victorian home, restore it, and construct a small addition at the rear. One existing shed is proposed to be demolished and one is proposed to be moved closer to the alley and west property line. A new residence is proposed to be built on the southern-half of the property. The applicant requests Conditional Use approval to convert an existing single family home into a duplex. Variances requested are a rear yard setback waiver of up to 8 feet, a waiver of 2 on-site parking spaces and a variance from a Residential Design Standard related to Windows. 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@ci.aspen.co.us. s/Ann Mullins Vice Chair,Aspen Historic Preservation Commission Published in the Aspen Times on November 27, 2011 City of Aspen Account I � f f y PUBLI Tic E DATE W[W w Drcow 4 ecu t _ .TIM Il•z4-1I f„ PUBLIC NOTICE PucF MfRr03E%r'F e.+.r�+it4a� WyJ6_is r�ri a,rs��LGtiJ 1r yt..s lYr Gsw RaV�+ sM�s �L ��.!�r►�Lvalr��w.JrJ • 300 SPRING STREET ASPEN LLC 308 HUNTER LLC 530 HOPKINS LLC PO BOX 5000 490 WILLIAMS ST 5301/2 E HOPKINS SNOWMASS VILLAGE, CO 81615 DENVER, CO 80218 ASPEN, CO 81611 610 EAST HYMAN LLC 625 MAIN ASPEN LLC 630 EAST HYMAN LLC C/O CHARLES CUNNIFFE 106 W GERMANIA PL#230 532 E HOPKINS AVE 610 E HYMAN AVE CHICAGO, IL 60610 ASPEN, CO 81611 ASPEN, CO 81611 633 SPRING II LLC ALEXANDER THOMAS L ALPINE BANK ASPEN 418 E COOPER AVE#207 715 E HYMAN AVE#27 ATTN ERIN WIENCEK ASPEN, CO 81611 ASPEN, CO 81611 PO BOX 10000 GLENWOOD SPRINGS, CO 81602 ASHTON JONATHAN G ASPEN 719 HOLDINGS LLC ASPEN ART MUSEUM PO BOX 26 PO BOX 11600 590 N MILL ST. JAMES TOWN, CO 80455 ASPEN, CO 81612 ASPEN, CO 81611 ASPEN BLOCK 99 LLC ASPEN PLAZA LLC AUSTIN LAWRENCE CONNER LLC 532 E HOPKINS AVE PO BOX 1709C/O STEVE MARCUS 532 E HOPKINS AVE ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 AVP PROPERTIES LLC BARTLETT KATY I BASS CAHN 601 LLC 630 E HYMAN AVE#25 715 E HYMAN AVE#18 PO BOX 4060 ASPEN, CO 81611 ASPEN, CO 81611-2066 ASPEN, CO 81612 BAUM ROBERT E BERN FAMILY ASPEN PROPERTY LLC BOOHER ANDREA LYNN PO BOX 1518 944 PARK AVE 14TH FL 709 E MAIN STREET#303 STOCKBRIDGE, MA 01262 NEW YORK, NY 10028 ASPEN, CO 81611 BRYANT CAROLINA H BULKELEY RICHARD C&JULIE J BURSTEN GABRIELLA PO BOX 5217 801 JOY ST PO BOX 2061 SNOWMASS VILLAGE, CO 816.15 RED OAK, IA 51566 ASPEN, CO 81612 CICUREL CARY CIPOLLINO NICHOLAS CLARY EDGAR D IV 2615 N LAKEWOOD . 300 QUAIL RD 715 E HYMAN AVE#9 CHICAGO, IL 60614 MERRITT, NC 28556-9641 ASPEN, CO 81611 CM LLC COLBY WARD COLORADO MTN NEWS MEDIA C/O ROGER MAROLT 715 E HYMAN#20 PO BOX 1927 230 S MILL ST ASPEN, CO 81611 CARSON CITY, NV 89702 ASPEN, CO 81611 COLOSI THOMAS W COORS WILLIAM SCOTT CROSS JUDITH 715 E HYMAN AVE APT 6 727 E HOPKINS AVE#A PO BOX 3388 ASPEN, CO 81611-2099 ASPEN, CO 81611 ASPEN, CO 81612 DAILY CONNIE M DEVINE RALPH R DODEA NICHOLAS T 715 E HYMAN AVE#14 715 E HYMAN #13 715 E HYMAN AVE#19 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611-2063 DRESNER MILTON H REV LVG TRST EDGE OF AJAX INC EDGETTE JAMES J &PATRICIA 28777 NORTHWESTERN HWY 201 E SILVER ST 19900 BEACH RD STE 801 SOUTHFIELD, MI 48034 MARBLE, CO 81623 JUPITER ISLAND, FL 33469 EDWARDS CHARLES N ETTLIN ROSS L FAATH CARLOS M&MOLLY G 189 BENVENUE ST 715 E HYMAN AVE#7 PO BOX 11435 WELLSLEY, MA 024827104 ASPEN, CO 81611 ASPEN, CO 81612 FARRELL SCOTT W FIGHTLIN JONATHAN D FURNGULF LTD PO BOX 9656 715 E HYMAN#46 A COLO JOINT VENTURE ASPEN, CO 81612 ASPEN, CO 81611-2063 616 E HYMAN AVE ASPEN, CO 81611 GARRITY PATRICK& PAULA GAUBA ALENA GELD LLC 6126 CHES CT 715 E HYMAN AVE#21 C/O LOWELL MEYER ORLANDO, FL 32819 ASPEN, CO 81611 PO BOX 1247 ASPEN, CO 81612-1247 GLAUSER STEVEN JERRY& BARBARA GOODING SEAN A 80%& RICHARD L GROSFELD ASPEN PROPERTIES 460 ST PAUL ST 20% PARTNERS LLC DENVER, CO 80206 C/O PARAGON RANCH INC 10880 WILSHIRE BLVD#2222 620 E HYMAN AVE#1 E LOS ANGELES, CA 90024 ASPEN, CO 81611 GURHOLT CHARLES J&VERNE HAYLES THOMAS HESSELSCHWERDT BILL&TRISH N5999 GURHOLT RD 715 E HYMAN AVE#5 PO BOX 1266 SCANDINAVIA,WI 54977 ASPEN, CO 81611 BASALT, CO 81621 HEWINS SAMUEL HIMAN LLC HONEA KATHARINE M 715 E HYMAN AVE#23 PO BOX 6159 PO BOX 288 . ASPEN, CO 81611 SWANBOURNE WA 6010 BASALT, CO 81621 AUSTRALIA, HOPKINS DEV LLC HORSEFINS LLC HOVERSTEN PHILIP E&LOUISE B 345 PARK AVE 33RD FLR 601 E HOPKINS AVE 2990 BOOTH CREEK DR NEW YORK, NY 10154 ASPEN, CO 81611 VAIL, CO 81657 • 0 HUNDERT DANIEL G HUNT SARAH J HUNTER SQUARE LLC 90% 417-A MAIN ST 715 E HYMAN AVE #22 PO BOX 2 CARBONDALE, CO 81623 ASPEN, CO 81611 SONOMA, CA 95476 HURST FERN K HYMAN STREET BROWNSTONES II LLC IDS PARTNERS LLC 1060 5TH AVE PO BOX 381 PO BOX 642 NEW YORK CITY, NY 10128 WRIGHTVILLE BEACH, NC 28480. GWYNEDD VALLEY, PA 19437 INDY HOUSE LLC IRVINE DOUGLAS FORBES JARDEN CORPORATION 605 OCEAN BLVD 201 N MILL ST 2381 EXECUTIVE CENTER DR GOLDEN BEACH, FL 33160 ASPEN, CO 81611 BOCA RATON, FL 33431 JENKINS ASIA JURINE LLC 10% KANTAS NICOLETTE 734 E HOPKINS AVE PO BOX 2 715 E HYMAN AVE#15 ASPEN, CO 81611 SONOMA, CA 95476 ASPEN, CO 81611 KASHINSKI MICHAEL R LANDIS JOSHUA B LANDRY ELIZABETH J 0343 GROVE CT 715 E HYMAN AVE#4 PO BOX 3036 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 LAWROM LLC LEE GREGORY K&DEBBIE L LINK LYNN B 533 E HOPKINS AVE 9777 W CORNELL PL PO BOX 7942 ASPEN, CO 81611 LAKEWOOD, CO 80227 ASPEN, CO 81612 LUCKYSTAR LLC LUNDGREN WIEDINMYER DONNA TRST MAHONEY SHARON A PO BOX 7755 PO BOX 6700 PO BOX 11694 ASPEN, CO 81612 SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81612 MALLARD ENTERPRISES LP MANNING FREDERICK J&GAIL P MARTELL BARBARA 317 SIDNEY BAKER S#400 C/O MANNING FINANCIAL GROUP 702 E HYMAN AVE KERRVILLE,TX 78028 222 W ADAMS ST ASPEN, CO 81611 CHICAGO, IL 60606 MAYLE KENNETH D MCDONALD FRANCIS B MCPHETRES RICHARD M 715 E HYMAN AVE#3 PO BOX 4671 7 YOUNG ST ASPEN, CO 81611-2063 ASPEN, CO 81612 BARTON ACT 2600 AUSTRALIA, MHT LLC MONTANARO JOHN &SUSAN FAMILY MYSKO BOHDAN D PO BOX 25318 TRUST 615 E HOPKINS ST CROIX VIRGIN ISLANDS 00824, PO BOX 457 ASPEN, CO 81611 MALIBU, CA 90265 NETHERY BRUCE NONNIE LLC ORIGINAL CURVE CONDO#310 LLC 715 E.HYMAN.AVE#25 630 E HYMAN AVE C/O LAURA PIETRZAK ASPEN, CO 81611-2063 ASPEN, CO 81611 1796 E SOPRIS CREEK RD BASALT, CO 81621 PATTERSON VICKI PINKOS DANNY&ANNA PITKIN CENTER CONDO OWNERS PO BOX 8523 PO BOX 6581 ASSOC ASPEN, CO 81612 SNOWMASS VILLAGE, CO 81615 517 W NORTH ST ASPEN, CO 81611 PRICE GAIL QUARRY INTERESTS LTD RAINER EWALD C/O ASPEN POTTERS INC 9932 LAKEWAY CT 409 E COOPER AVE#4 715 E HYMAN#10 DALLAS,TX 75230 ASPEN, CO 81611 ASPEN, CO 81611 REDSTONE SUSAN ROSENFIELD LYNNE CARYN ROSS NEIL 120 E 90TH ST#11-B 709 E MAIN ST#203 100 S SPRING ST NEW YORK, NY 10128 ASPEN, CO 81611-2059 ASPEN, CO 81611 ROTHBERG MARJORIE ROTHBLUM PHILIP&MARCIA RUST TRUST 2006 N BANCROFT PKWY 40 EAST 80 ST#26A 9401 WILSHIRE BLVD#760 WILMINGTON, DE 19806 NEW YORK, NY 10075 BEVERLY HILLS, CA 90212 RYERSON GEORGE W JR SAHN KAREN R SAHR KAREN M 715 E HYMAN AVE#17 715 E HYMAN AVE#11 715 E HYMAN AVE#8 ASPEN, CO 81611 ASPEN, CO 81611-2063 ASPEN,.CO 81611 SALET PHILIP S REV TRUST SEID MEL SELBY TROY E&MAY EYNON PO BOX 4897 1104 DALE AVE PO BOX 8234 ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81612 SELDIN CHRISTOPHER G SESTIC ZORAN SHOAF JEFFREY S 22 MOUNTAIN CT 530 E MAIN ST LOWER LEVEL PO BOX 3123 BASALT, CO 81621 ASPEN, CO 81611 ASPEN, CO 81612 SLS LLC SMITH ALICIA M SNOWMASS CORPORATION 101 FOUNDERS PL#104 715 E HYMAN AVE#16 PO BOX 620 ASPEN, CO 81611 ASPEN, CO 81611 BASALT, CO 81621 STEWART TITLE CO STRIBLING DOROTHY TAYLOR FAMILY INVESTMENTS CO C/O JENNIFER SCHUMACHER WACHOVIA BANK NA FL0135 602 E HYMAN#201 PO BOX 936 PO BOX 40062 ASPEN, CO 81611 TAYLORSVILLE, NC 28681 JACKSONVILLE, FL 32203-0062 0 THOMPSON ROSS&LYNETTE TRAVIS SHELBY J TROUSDALE JEAN VICK PO BOX 1186 208 E 28TH ST-APT 2G 611 E HOPKINS AVE CARBONDALE, CO 81623 NEW YORK, NY 10016 ASPEN, CO 81611 VANWOERKOM LAURIE VICTORIAN SQUARE LLC VRANA MALEKA PO BOX 341 C/O KATIE REED MGT PO BOX 4535 WOODY CREEK, CO 81656 418 E COOPER AVE ASPEN, CO 81612 ASPEN, CO 81611 WAGAR RICH WEEKS ROBIN WHITEHILL STEPHEN LANE C/O RICH WAGAR ASSOC LLC 526 RIDGEWAY DR 5320 W HARBOR VILLAGE DR#201 100 S SPRING ST#3 METAIRIE, LA 70001 VERO BEACH, FL 32967 ASPEN, CO 81611 WILSON STACE S WOODS FRANK J III WRIGHT CHRISTOPHER N PO BOX 5217 205 S MILL ST#301A 13 BRAMLEY RD' SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81611 LONDON W10 6SP UK, AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 2Q 5" S - Sprig, i-e ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: In�T 7?�2 !lam CP 6_-00 20U_ STATE OF COLORADO ) ss. County of Pitkin ) I, n�.�(,� S��-�—�-`� (name, please print) being o err presenting 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 pN paper or a paper of general circulation in,the City of Asp6n' least fifteen (15) days prior to the public hearing. A,copy of the publica'tion'is attached hereto. Posting of notice: By posting of notice, which form w s.�obiaiiied 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;thain 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 (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'andgovernmental agencies so noticed is attached hereto. (Continued on next page) �r 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. Signature The foregoing "Affidavit of Notice"was acknowledged before me this zSday of N5,, 20. L, by PUBLIC NOTICE RE: 205 S.SPRING STREET,FINAL MAJOR DEVELO �'M ENT,CONDITIONAL USE REVIEW AND VARI %NCEs WITNESS MY HAND AND OFFICIAL SEAL NOTICHEREBY GIVEN that a public hearin)DA - will be hon Wednesday,December 14, Asp y p �� �L a to begin at 5:00 p.m.before the Aspee M c ssion ex fres•HistoricPreservation Commission,Council Cham °.���bers,City Hall,130 S.Galena St.,Aspen,to con °,0sider an application submitted by 635 E HOPKINSLLC,c/o 532 E. Hopkins Avenue,Aspen,COlSSS� e81611,970-920-4988. The applicant is representrvf. sed by OZ Architecture and Haas Land Planning �,^ •°LLC.The project affects thepropertylocated at 205i� : No Public S.Spring Street"'Lots H andl;Block 99,City and °Townsite of Aspen,County of PitkinState*of Color°rado,PID#2737-182 12 002: The applicantpro- •poses to remove non histohc portions andfeatures _6 , con- struci-a small d._,on at the rear One existinges 0312912014 and west shed is pr be o be demolished and one is pto- I- A new residence-is proposed to be posed to be moved closer to the lie Thea e property r° eto ATTACHMENTS AS APPLICABLE: built rt the southern half of the p p royal to con- ATTACHMENTS single family home into a dup plicant requests Conditional Use ap vert an existing PUBLICATION a we ver of 2 on-site parking E PUBLICATION Variances requested are a rear yard setback waiv- er of up to 8 feet, �H OF THE POSTED NOTICE (SIGN) For further informa- spaces and a variance from a Residents of Aspen Standard related to G�thr esat the City,30 S.Ga- OWNERS AND GOVERNMENT AGENGIES NOTIED tion,contact Amy ment Department, Community Deveelluv(i_0 42g-2758, Jena St.,Aspen, �am . uthne�ci.as en.co.us. CoVir mmrChairl�ERTICICATION OF MINERAL ESTATE OWNERS NOTICE Aspen Historic Pres ssion Published it the Aspen Times Weekly on Novem-) BY C.R.S. §24-65.5-103.3 ben 27,2011. 172617791 • EXHIB ., aj- L� Memo from the Family of the late W.R. Walton Former Property Owner of 635 E. Hopkins Avenue, Aspen, CO To: Historic Preservation Commission Attn. Amy Guthrie, Historic Preservation Officer amy.guthrie@d.aspen.co.us 'Re: 635 E. Hopkins Avenue, Aspen, CO Legal: Subdivision: City of Townsite of Aspen Block: 99 Lot: H and:- Lot: I Current Owner: 635 E. Hopkins LLC Former Owner: Lazy J Ranch, LLC (Estate of the Late W.R.Walton) Date: December 14, 2011 Historic Preservation Commission Officers: Thank you for the opportunity to submit this correspondence to you regarding the property located at 635 E. Hopkins Avenue in Aspen for the hearing scheduled today. As family members of the former owner of this property,W.R. Walton, we would have liked to appear today to present this to you in person; however, in our absence we would be appreciative if you would read it into the record in our absence. The property located at 635 E. Hopkins Avenue was very important to the late W.R.Walton. He purchased one of the oldest houses in Aspen from the original owners, the Julius Berg family, on August 24, 1972. The Berg family is said to have had the first baby girl born in Aspen, Louise Berg. Louise, shown.in the photo below in front of the property in 1965, was.affectionately known as "Aspen's Favorite Historian." She was also one of the founders of the Pitkin County Library and a lifelong resident of Aspen. Her father, Julius Berg, came to Aspen in the late 19`h Century over Independence Pass when it was still a burro trail. The article below also indicates, according to sources, that Mr. Berg brought with him the first cow to Aspen. After purchasing the property in 1972 from the Bergs, the late W.R.Walton maintained the historic presence on the corner of Hopkins and Spring, as well as the landscaping and gardens surrounding the property. It was his pride and joy throughout the 37 years he spent in Aspen until he died on July 3, 2009. While he made minor repairs and updates over the course of his tenure in the property, he kept it,for the most part, in its original state during his time in Aspen. (See the pages that follow showing the only major renovations he made to the residence taking place in 1972, 1973 and 1974-1975, respectively). Mr.Walton also voluntarily accepted the historical designation by the Historical Preservation Commission. Upon W.R.Walton's passing,it was very important that this property be placed into the hands of owners who carried on its legacy and historic presence. When the family chose to sell to 635 E. Hopkins LLC (with Greg and Jane Hills as managing partners) we knew its legacy and Page 1 of 6 • historic value would be maintained, and even enhanced, after viewing their work in the Aspen area. They not only have a vision for properties of this nature, more importantly, they have a passion for them. The plans they have for this property preserve the valuable historic character of this corner while providing a nice aesthetic balance of the architecture in the area. We are confident that their attention to detail, thoughtful approach and overall preservation of the historic character is the perfect match for this property. We are very pleased with the quality of work and preservation 635 E. Hopkins LLC, via.Greg and Jane Hills, are doing and continue to do on this property and other properties in the Aspen area. Aspen is fortunate to have such mindful developers who are familiar with historic preservation work and who, like both former owners of this property, are also local residents who want only the best for the community in which they live and work. Mary Ann Geiger, Cousin of the late W.R.Walton Dawn Geiger, Daughter of Mary Ann Geiger Bret Geiger, Son of Mary Ann Geiger Ilene Geiger, Daughter of Mary Ann Geiger Page 2 of 6 1973 J;F t+ 1Ra a Page 5 of 6 • 1974-1975 t % is l �4, ra 7' R_ I I I Page 6 of 6 September 1972 ��x : a ,, - •'� r n M y. Page 4 of 6 w w 1e«'h.>�YTi r111N'YR:«�.:TA1S s,r7tF 4ya+!g"Ce)rlaM.n 3 Aspen Misrellaneous BIG storm, little lady T11, .iuW0.fl6Y u r an4 ird -'stip J' ,r i (sa�z,triun 0 �acr. ..-w :,n iYlgttff- v tot "w of Ow I:nap i t ,+'t, an tIn'..prl"Yag;Yaah shrew+, 11Y4crt Counts Lihrnr)and Ya ta7f+5 r: a gsY..xt—ow v— 1,1aI—g tv—knt M A•pm anY. 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