HomeMy WebLinkAbout#landuse case.HP.114 Neale Ave.29-99
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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
shall expire on the day after the third anniversary of the effective date of the
Order, unless a building pennit is approved pursuant to Section 26.304.075,
or unless an exemption from expiration, extension or reinstatement is
granted or a revocation is issued by the City Council pursuant to Section
26.308.010.
This Development Order is' associated with the property noted below for the
site specific development plan as described below.
Lisbeth Ensminger. 114 Neale Ave., Aspen, CO 81611
Property Owner's Name, Mailing Address and telephone number
114 Neale Ave., Aspen, CO 81611
Legal Description and Street Address of Subject Property
Minor HPC
Written Description of the Site Specific Plan and/or Attachment Describing Plan
HPC Resolutions 49-99, 10/27/99
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
December 3, 1999
Effective Date of Development Order (Same as date of publication of notice of approval.)
December 4, 2002
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 3rd day of December, 1999, by the City of Aspen Community
Dev pment Director.
iUJt..J>
Woods, Community Development Director
G.Planning.Aspen.fonns.DevOrder
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PUBLIC NOTICE
Of
DEVELOPMENTAPPROV AL
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 described property: 114 Neale Avenue of the City and Townsite of Aspen, by
Resolutions No. 49, Series of 1999 of the Aspen Historic Preservation Conunission. For
further information contact Julie Ann Woods, at the Aspen/Pitkin Conununity
Development Dept., 130 S. Galena St, Aspen, Colorado (970) 920-5090.
s/Kathryn S. Koch, City Clerk, City of Aspen
Publish in The Aspen Times on December 3, 1999.
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
THRU:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Planning Director..jkO
FROM:
Amy Guthrie, Historic Preservation Officer
4-
1t1'Neale Avenue. minor review
RE:
DATE:
October 27, 1999
======~========================--==~================~=========
SUMMARY: The applicant requests HPC approval to add windows and steps to a non-
historic porch along the side of the house at 117 Neale Avenue, which is a designated
landmark home.
APPLICANT: Lisbeth Ensminger, represented by Glenn Rappaport, architect.
LOCATION: 117 Neale Avenue, 17 Queen Street Historic Landmark Lot Split, Parcel
1, City and Townsite of Aspen.
MINOR DEVELOPMENT AND VARIANCES
No approval for any development in the "H," Historic Overlay District, or involving
historic landmarks shall be granted unless the Historic Preservation Commission finds
that all of the following standards (Section 26.415.010.B.4) are met:
a. The proposed development is compatible in general design, scale, site plan,
massing and volume with designated historic structures located on the parcel
and with development on adjacent parcels when the subject site is in an
"H," Historic Overlay District, or is adjacent to an historic landmark. For
historic landmarks where proposed development would extend into front
yard, side yard and rear yard setbacks, extend into the minimum distance
between buildings on the lot, exceed the allowed floor area by up to five
hundred (500) square feet, or exceed the allowed site coverage by up to five
(5) percent, the Historic Preservation Commission may grant necessary
variances after making a finding that such variation is more compatible in
character with the historic landmark and the neighborhood than would be
development in accord with dimensional requirements. In no event shall
variations pursuant to this Section exceed those variations allowed under
Section 26.520.040(B)(2), for detached accessory dwelling units.
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Response: This project has been considered one of the more outstanding historic
preservation developments that has been done in Aspen. There is a small addition made
to the original cottage, and its contemporary design successfully balances the goal to be
compatible yet distinct from the historic resource.
The proposal is to add three double hung windows and a matching french door to a non-
historic porch on the side of the building, and to build steps that lead from the porch to
the yard below.
Staff has no concerns with the proposal. The large windows maintain a sense of
openness to the porch and are divided in a way that relates to the proportions of the
historic double hung windows. Neither the porch or stairs are easily visible from the
street.
b. The proposed development reflects and is consistent with the character of the
neighborhood ofthe parcel proposed for development.
Response: The proposal has no impact on the character of the neighborhood.
c. The proposed development enhances or does not detract from the historic
significance of designated historic structures located on the parcel proposed
for development or adjacent parcels.
Response: The project will not affect the significance of the house as a representation of
Aspen's residential architecture of the late 1800' s.
d. The proposed development enhances or does not diminish or detract from
the architectural character and integrity of a designated historic structure or
part thereof.
Response: HPC has considered it inappropriate to enclose historic front porches. In this
instance, the side porch is not an original feature of the building, and by enclosing it the
owner gains use of some additional space without making more of an addition to the
building.
ALTERNATIVES: The HPC may consider any of the following alternatives:
. Approve the application as submitted.
. Approve the application with conditions to be met prior to issuance of a building
permit.
. Table action to allow the applicant further time for restudy. (Specific
recommendations should be offered.)
· Deny approval finding that the application does not meet the Development Review
Standards.
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RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that
HPC approve the proposal for 117 Neale Avenue as presented, with the following
conditions:
1. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor.
2. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation
Officer prior to applying for the building permit.
3. All representations made by the applicant in the application and during public
meetings with the Historic Preservation commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
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Exhibits:
Resolution No._, Series of 1999
A. Staff memo dated October 27, 1999.
B. Application.
3
FROM
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Oct. 12 1999 10:27AM Pi
FAX NO.
ATTACHMENT 1
LAND USE APPLICATION FORM
1. Project name ~rrn"Y\~ fZv.n&c.e -
2, Project locat!on IJ~ NEA AVe- - 17 dXle-eN "2T. I"H~
lPT" ":7PU I ?ARCE.L... i
(indicate street address, lot and block number or metes and bounds description)
3. Present zoning Re4Ide.ttf-ita( 4. Lotsize (JODI) i?f
5 Applicant's name, address and phone number
II~EAl.E AVe. MoPe"". ~o elc..1I
(..[~~ e?N~HIN~
(970) 5'4',Hp7l.1
6. Representative's name, address, and phone number wn 1<a..rra..ro r+
7. Type of application (check all that apply):
Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lot L.ine
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD X
Final PUD
Text/Map Amend.
GMQS exemption
Condominiumization _
Conceptual HPC
Final HPC
Minor HPC
Relocation HPC
Historic Landmark
Demo/Partial Demo
Design Review
Appeal Committee
8. Description of existing uses (number and type of existing structures,
approximate sq. ft..Au~ber of p?dro,o s, ~y previous approvals granted to the
property) ':)...... le. t- t~ ;~CSl .
'if ., I ~ H. I<6f w-,<./ ~~ .e..c-r- I.,:,.... 7 z ~ 'i> FTJ
9. Description of development application C ,.AJ6-1-e. .e..\:.'s1-~ ?<ncA . (is'f <;;6 F'r j
1:7' Have you completed and attached the following?
Attachment 1- Land use application form
-;;7 Attachment 2. Dimensional requirements form
Response to Attachment 3
Response to Attachment 4
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F.G.B. 'i847
Basait, CO
81621
FROM
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FRX NO.
(1
Oct. 12 1999 10:28RM P2
. ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Applicant: Li~~"t"P. fJJSl'Y'ilolC.f:R
Address: /1'-1 N ~h.L~ S-r. As reo,.,)
Zone district: (l. -/S' p..
Lot size: G. r>D I Sb pl.
Existing FAR: 'i"-/ So f>r.
Allowable FAR: J'?45' -t- 500
Proposed FAR: 'P 'IS So PI.
Existing net leasable (commercial): N.A . .
Proposed net leasable (commercial): N. A.
Existing % of site coverage: ....,.:; "i ":> S F
Proposed % of site coverage: JIb cJh~~ .
Existing % of open space:
Proposed % of open space: I/o C/.. "'"" 'Q"'- .
Existing maximum height: Principal bldg: 110 0J.......~. Accesory bldg:
Proposed max. height: Principal bldQ: Accessory bldg:
Proposed % of demolition: IV" c:.A:_~ .
Existing number of bedrooms: _If-
Proposed number of bedrooms:. /10 0\.......~ .
Existing on-site parking spaces: I
On-site parking spaces required: NO c4..... 'r-'
Setbacks
Existing:
Front:
Rear:
Combined
Frontlrear:_
Side:
Side:
Combined
Sides:
;Ltr CA""-"f<- .
Minimum required:
F rent:
Rear:
Combined
Front/rear:
Side:
Side:
Combined
Sides:
Proposed:
Front:
Rear:
Combined
Front/rear:
Side:
Side:
Combined
Sides:
Existing nonconfonnities or encroachments:
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Variations requested:
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(HPC has the ability to vary the following requirements: setbacks, distarfce between buildings.
FAR bonus of up to 500 sq. ft., site coverage variance up to 5%, height variations under the
cottage infill program, parking waivers for residential uses in the R-6, R.15, RMF. CC, and 0 zone
districts)
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